King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55102, -0.04327

E9 6DB— King's Park, Hackney

Location and area intelligence for E9 6DB, King's Park, Hackney

High-connectivity investment target

 

Schools 100%Safety 55/100Transport 45/100Yield 4.17%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
63
Safety
55
Schools
90
Transport
45
Environment
69
Investment
68

The bottom line

E9 6DB offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

The catch: 48 min to canary wharf — above average for this zone.

Less suited to Families.

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Location

E9 6DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-0.2% vs London avg
vs London crime+184.0% vs London avg

Deep-dive guides for E9 6DB

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

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“High-connectivity investment target”

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How E9 6DB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Berger Primary School

Not yet inspected · 7 min walk

KS2: 105.6

★★

Secondary

The City Academy, Hackney

Good · Inspected Mar 2023 · 6 min walk

P8: +0.61A8: 53.9

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 11 min walk

9 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

184.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 387.3%

+106% vs borough

Crime by type

Other36%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime11%
Drug offences5%
Burglary4%
Theft4%
Robbery3%

Stop & search

2.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 267m

Crime is +184% above London average

Property

Prices, sales volume and market trends

Avg floor area49.5 m²

EPC breakdown

B
1%
C
13%
D
4%
E
2%

Based on 20 properties · Confidence: medium

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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£123,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2023 · CAGR

+6.8%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

+290.6%

per year

Acceleration

+310.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 27 sales

Property Type Mix

Total: 27 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£250k£300k+20%7.5
Pre-crash peak2005–2005£157k£157k+0%5
Help-to-Buy recovery2013–2016£320k£256k-20%1
Rate-rise correction2023–2023£1.00m£1.00m+0%5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
6.8%
District
5.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Homerton Rail StationMildmay
6 min walk
HomertonNational Rail
6 min walk
Hackney Central Rail StationMildmay
12 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
16 min walk
London Fields Rail StationWeaver · Greater Anglia
19 min walk
6 bus routes · 10 stops within 400m · 161 buses/hr peak

52

Walkability score

118

Footpaths (500m)

1

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria53 min ↑
Waterloo61 min ↑
Canary Wharf ★48 min
City49 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

7

Car parks (800m)

30

EV chargers (800m)

Total spaces (800m)4
Nearest car park166m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Homerton Library Car Park· no
238m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 3.9 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 31%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.2 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

SEYMOUR MEDICAL CENTRE

266 LEA BRIDGE ROAD, LEYTON, E10 7LD

29 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCity & Hackney Centre for Mental Health · 110 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

132

Parks (1km)

33

Restaurants (800m)

20

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketRiverside Supermarket · 819 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

329m

Post office

Nearby shops

Fresh Wonder30 m
eat1732 m
WHSmith199 m
Premier503 m

Nearby cafes

Crystal Cafe77 m
46b Espresso Hut86 m
The Barrel Boulangerie87 m
Doree & Co164 m

Nearby restaurants

Ohba Leaf33 m
Buns & Puns94 m
Cod & Co99 m
Venerdi114 m

Nearby pubs

The Adam & Eve308 m
The Spread Eagle322 m
The Elderfield373 m
Høst378 m

Nearby gyms

Flo Yoga384 m
énergie Fitness393 m
King's Hall Leisure Centre646 m
The Refinery834 m

Nearby pharmacies

Silverfields Pharmacy288 m
Bees Pharmacy606 m
Bees Chemist852 m

Nearby health

City & Hackney Centre for Mental Health110 m
Homerton University Hospital161 m
The Lea Surgery293 m
Vivienne Cohen House342 m
Food hygiene (5-star)57% of 125

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

A

High street health

Investment

Investment grade, yield and market outlook

68

Investment score

Good

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

57.4

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,287m
Crossrail 2 route2,213m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,541 nationally

1,872

Est. population

15,707/km²

70%

Employed

62%

Degree educated

£41,900

Median income

7.1%

Claimant rate

Inner cityVery high densityYoung professionals

34

Community stability

Age profile

19%
33%
26%
15%
Under 1819%
18–3433%
35–4926%
50–6415%
65+7%

Tenure

16%
22%
41%
19%
Own outright16%
Own (mortgage)22%
Private rent41%
Social rent19%
Shared ownership2%

Ethnicity

43%
18%
16%
White British43%
White Other18%
Asian10%
Black16%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine13%
No car household60%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent41%
Social rent19%

vs. London

Income vs London-0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (3 years)
8
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)
18
Largest scheme
119 homes · 14-16, 14-16, Kenworthy Road, E9 5RB
Pipeline pressure
NONE

Named schemes (500m)

Land at, Land at, Digby Road, Berger Road, E9 5SB97 homes
completed
68 - 82, 68 - 82, Digby Road, Homerton, E9 6HX49 homes
completed
FORMER CLAPTON PARK SCHOOL, FORMER CLAPTON PARK SCHOOL, CHELMER ROAD, E9 6AY41 homes
completed
1 - 7, 1 - 7, Mackintosh Lane, E9 6AB40 homes
completed
9, 9, Shepherd Lane, E9 6JJ34 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.7%
Ward turnout
43%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Abi KingstonGreen
Jasmine O'ConnorGreen
Emmanuel OnapaGreen

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Key facts for E9 6DB

Full postcodeE9 6DB
Postcode districtE9
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.551018
Longitude-0.043270
Parliamentary constituencyHackney North and Stoke Newington
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