King's Park · Hackney · Hackney North and Stoke Newington constituency · 51.55013, -0.04279

E9 6DF— King's Park, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 55/100Transport 51/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
55
Schools
60
Transport
51
Environment
69
Investment
54

The bottom line

E9 6DF offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

E9 6DF

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 6DF

🛡️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 6DF 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 · 6 min walk

KS2: 105.6

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 6 min walk

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 · 10 min walk

9 primaries · 4 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 183m

Crime is +184% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£8,619/m²
Price per ft²£801/ft²
Avg floor area105 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_low

Street mix

Terraced 11%Flat 89%

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£262,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+6.5%

Total change

+329%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.1%

per year

Acceleration

-26.12

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 9 sales

Property Type Mix

Total: 9 sales

Terraced11.1%
Flat/maisonette88.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£210k£220k+4.8%1
GFC & correction2011–2011£310k£310k+0%1
Help-to-Buy recovery2014–2014£550k£550k+0%1
Brexit uncertainty2018–2018£650k£650k+0%1
Pandemic surge2020–2020£620k£620k+0%1
Current market2024–2025£832k£900k+8.1%1

Buyer vs Seller Score

Composite market conditions index 0–100

31out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position40

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
12 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
16 min walk
London Fields Rail StationWeaver · Greater Anglia
18 min walk
6 bus routes · 10 stops within 400m · 259 buses/hr peak

50

Walkability score

95

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

6

Car parks (800m)

30

EV chargers (800m)

Total spaces (800m)4
Nearest car park134m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Homerton Library Car Park· no
134m

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 AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.3 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

30 min walk

68%

Recommend GP

68%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCity & Hackney Centre for Mental Health · 115 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

35

Restaurants (800m)

19

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketRiverside Supermarket · 803 m
2 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)

230m

Post office

Nearby shops

Fresh Wonder134 m
eat17137 m
WHSmith210 m
VD News435 m

Nearby cafes

46b Espresso Hut18 m
Crystal Cafe28 m
The Barrel Boulangerie190 m
Coopersale Coffee House191 m

Nearby restaurants

Ohba Leaf137 m
Sultan Grill170 m
Buns & Puns198 m
Cod & Co203 m

Nearby pubs

The Adam & Eve214 m
The Spread Eagle222 m
The Elderfield470 m
Høst482 m

Nearby gyms

énergie Fitness303 m
Flo Yoga306 m
King's Hall Leisure Centre690 m
The Refinery757 m

Nearby pharmacies

Silverfields Pharmacy187 m
Bees Pharmacy682 m
Bees Chemist757 m

Nearby health

City & Hackney Centre for Mental Health115 m
The Lea Surgery192 m
Homerton University Hospital197 m
Vivienne Cohen House246 m
Food hygiene (5-star)58% of 132

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

54

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

68.5

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route7,216m
Crossrail 2 route2,253m

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)
17
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (3 years)
7
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)
17
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 6DF

Full postcodeE9 6DF
Postcode districtE9
BoroughLondon Borough of Hackney
WardKing's Park
Latitude51.550129
Longitude-0.042788
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