Homerton · Hackney · Hackney South and Shoreditch constituency · 51.54860, -0.04552

E9 6BP— Homerton, Hackney

Location and area intelligence for E9 6BP, Homerton, Hackney

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 52/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
65
Schools
60
Transport
52
Environment
69
Investment
53

The bottom line

E9 6BP offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E9 6BP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-13.8% vs London avg
vs London crime+95.0% vs London avg

Deep-dive guides for E9 6BP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How E9 6BP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Berger Primary School

Not yet inspected · 4 min walk

KS2: 105.6

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 3 min walk

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 8 min walk

9 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

127.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 342.1%

+41% vs borough

Crime by type

Other39%
Violence & sexual offences23%
Anti-social behaviour12%
Theft7%
Vehicle crime7%
Robbery5%
Drug offences4%
Burglary4%

Stop & search

2.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 110m

Crime is +95% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E9 district median

£532,500

Based on 155 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£6,129/m²
Price per ft²£569/ft²
Avg floor area77.9 m²

EPC breakdown

B
1%
C
15%
D
13%
E
5%

Based on 34 properties · Confidence: high

Street mix

Flat 100%

LHA rates — Inner East London

Shared room£700/mo
1 bedroom£1440/mo
2 bedrooms£1750/mo
3 bedrooms£2160/mo
4 bedrooms£3000/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£194,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+8%

Total change

+754%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.5%

per year

Acceleration

-33.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£50k£50k+0%1
Post-dot-com plateau2002–2003£100k£137k+37%1.5
Pre-crash peak2006–2007£165k£192k+16.4%2
GFC & correction2010–2012£170k£202k+18.8%1
Help-to-Buy recovery2014–2014£343k£343k+0%1
Brexit uncertainty2017–2019£330k£395k+19.7%2
Pandemic surge2020–2020£380k£380k+0%1
Rate-rise correction2023–2023£240k£240k+0%1
Current market2024–2026£388k£427k+10.2%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
5.1%
District
5.2%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Homerton

Nearby stations

Homerton Rail StationMildmay
4 min walk
HomertonNational Rail
4 min walk
Hackney Central Rail StationMildmay
9 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
13 min walk
London Fields Rail StationWeaver · Greater Anglia
15 min walk
6 bus routes · 10 stops within 400m · 274 buses/hr peak

52

Walkability score

208

Footpaths (500m)

1

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge43 min ↑
Victoria46 min ↑
Waterloo52 min ↑
Canary Wharf ★39 min
City40 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

30

EV chargers (800m)

Total spaces (800m)249
Nearest car park154m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Homerton Library Car Park· no
247m
🅿️
Tesco Customer Car Park249 spaces· no
622m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.4 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

605 mm/yr

Rainfall

22.5°C

Summer avg

3.0°C

Winter avg

Solar yield849.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FOUNTAYNE ROAD MEDICAL PRACTICE

1A FOUNTAYNE ROAD, N16 7EA

28 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCity & Hackney Centre for Mental Health · 207 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

108

Parks (1km)

45

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

10

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Spread Eagle (332 m)

Nearest supermarketGrains & Green · 871 m
4 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,592 licensed premises in borough655 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

343m

Post office

Nearby shops

WHSmith179 m
eat17332 m
Fresh Wonder334 m
Bradstock Supermarket516 m

Nearby cafes

Firlo92 m
Change Please175 m
Costa182 m
46b Espresso Hut265 m

Nearby restaurants

Swift Caribbean Delights156 m
Chatters Restaurant163 m
Gaia Pulses188 m
Big Night258 m

Nearby pubs

The Spread Eagle332 m
Chesham Arms337 m
The Adam & Eve355 m
In Vino Veritas400 m

Nearby gyms

Flo Yoga107 m
énergie Fitness161 m
The Refinery529 m
King's Hall Leisure Centre571 m

Nearby pharmacies

Silverfields Pharmacy309 m
Clockwork Pharmacy657 m
Bees Chemist809 m
Bees Pharmacy917 m

Nearby health

The Lea Surgery185 m
City & Hackney Centre for Mental Health207 m
Homerton University Hospital227 m
Vivienne Cohen House366 m
Food hygiene (5-star)59% of 148

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
4.2% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

58.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,976m
Crossrail 2 route2,074m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,140 nationally

1,985

Est. population

25,892/km²

57%

Employed

43%

Degree educated

£36,200

Median income

10.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

31

Community stability

Age profile

27%
31%
22%
15%
Under 1827%
18–3431%
35–4922%
50–6415%
65+5%

Tenure

30%
49%
Own outright4%
Own (mortgage)11%
Private rent30%
Social rent49%
Shared ownership6%

Ethnicity

24%
13%
16%
32%
White British24%
White Other13%
Asian16%
Black32%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household71%
Unemployed10%
No qualifications20%

Housing tenure (Census 2021)

Social rent49%
Private rent30%

vs. London

Income vs London-13.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
28
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (3 years)
10
Borough approval rate
66%
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
32
Largest scheme
173 homes · 29-53, 29-53, Chatham Place, E9 6LP
Pipeline pressure
NONE

Named schemes (500m)

Land at, Land at, Digby Road, Berger Road, E9 5SB97 homes
completed
Bridge House and Marian Court, Bridge House and Marian Court, Homerton High Street, E9 675 homes
completed
68 - 82, 68 - 82, Digby Road, Homerton, E9 6HX49 homes
completed
3-8, 3-8, Furrow Lane, E9 6JS41 homes
completed
Land south of Bridge House, Land south of Bridge House, Shepherds Lane, London, E9 6JL40 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.6%
Ward turnout
40%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Zoe HolmanGreen
Anna LynchLabour
Robert ChapmanLabour

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Key facts for E9 6BP

Full postcodeE9 6BP
Postcode districtE9
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.548601
Longitude-0.045522
Parliamentary constituencyHackney South and Shoreditch
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey