Homerton · Hackney · Hackney South and Shoreditch constituency · 51.55022, -0.05016

E9 6EF— Homerton, Hackney

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

The practical family move

 

Schools 100%Safety 76/100Transport 53/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
95
Transport
53
Environment
69
Investment
64

The bottom line

E9 6EF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E9 6EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-13.8% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for E9 6EF

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

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Postcode Personality

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“The practical family move”

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How E9 6EF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St John and St James CofE Primary School

Outstanding · Inspected May 2024 · 3 min walk

KS2: 105.7

★★

Secondary

The City Academy, Hackney

Good · Inspected Mar 2023 · 3 min walk

P8: +0.61A8: 53.9

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 12 min walk

9 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

56.7 incidents per 1,000 residents

Better than 57% of London
↑ Rising 270.8%

-37% vs borough

Crime by type

Violence & sexual offences30%
Other20%
Anti-social behaviour15%
Theft10%
Drug offences9%
Vehicle crime9%
Burglary6%
Robbery1%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 465m

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area72 m²

EPC breakdown

C
22%
D
2%

Based on 24 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£180,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
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

1997–2023 · CAGR

+7.7%

Total change

+592%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.7%

per year

Acceleration

-47.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£54k£110k+105.6%1
Post-dot-com plateau2003–2004£170k£180k+5.9%1
Pre-crash peak2005–2005£172k£172k+0%2
GFC & correction2008–2012£235k£208k-11.7%1.3
Help-to-Buy recovery2013–2016£285k£365k+28.1%1
Brexit uncertainty2018–2019£415k£495k+19.3%1
Pandemic surge2020–2021£458k£534k+16.7%1.5
Rate-rise correction2023–2023£370k£370k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
7.4%
District
6.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Hackney Central

Nearby stations

Hackney Central Rail StationMildmay
7 min walk
Hackney CentralNational Rail
7 min walk
Homerton Rail StationMildmay
8 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
9 min walk
London Fields Rail StationWeaver · Greater Anglia
14 min walk
1 bus routes · 10 stops within 400m · 241 buses/hr peak

55

Walkability score

311

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria41 min ↑
Waterloo45 min ↑
Canary Wharf39 min ↓
City ★31 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

8

Car parks (800m)

29

EV chargers (800m)

Total spaces (800m)249
Nearest car park85m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
471m
🅿️
Homerton Library Car Park· no
579m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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 AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.2 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

24 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHomerton University Hospital · 326 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

76

Restaurants (800m)

31

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketGrains & Green · 817 m
3 tennis courts2 swimming pools

Nightlife (500m)

1

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

354m

Post office

Nearby shops

Clapton Craft240 m
WHSmith301 m
eat17481 m
Fresh Wonder487 m

Nearby cafes

Bayte & Bean185 m
Change Please270 m
Marina Cafe298 m
Today Bread305 m

Nearby restaurants

Fu Hwa150 m
Golden States165 m
Elephant171 m
Caloroso175 m

Nearby pubs

Chesham Arms291 m
The Crown313 m
The Half Crown319 m
Hackney Church Brew Co355 m

Nearby gyms

King's Hall Leisure Centre203 m
Paper Dress Yoga435 m
Flo Yoga457 m
énergie Fitness522 m

Nearby pharmacies

Clockwork Pharmacy358 m
Silverfields Pharmacy648 m
Sonigra Pharmacy1.2 km

Nearby health

Community Health Services81 m
Homerton University Hospital326 m
Clockwork Private Health Centre350 m
City & Hackney Centre for Mental Health399 m
Food hygiene (5-star)63% of 233

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

64

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 score33/100
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

48.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,978m
Crossrail 2 route1,742m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,921 nationally

1,570

Est. population

17,561/km²

60%

Employed

55%

Degree educated

£36,200

Median income

5.8%

Claimant rate

Inner cityVery high densityYoung professionals

40

Community stability

Age profile

20%
33%
19%
16%
Under 1820%
18–3433%
35–4919%
50–6416%
65+13%

Tenure

14%
18%
23%
43%
Own outright14%
Own (mortgage)18%
Private rent23%
Social rent43%
Shared ownership1%
Rent free1%

Ethnicity

39%
16%
25%
White British39%
White Other16%
Asian9%
Black25%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine18%
No car household61%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent43%
Private rent23%

vs. London

Income vs London-13.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
62
Live planning apps (800m)
41
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
11
Major developments (800m)
0
Planning apps (3 years)
12
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
51
Largest scheme
173 homes · 29-53, 29-53, Chatham Place, E9 6LP
Pipeline pressure
NONE

Named schemes (500m)

29-53, 29-53, Chatham Place, E9 6LP173 homes
completed
Bridge House and Marian Court, Bridge House and Marian Court, Homerton High Street, E9 675 homes
completed
The Rectory, St John at Hackney, The Rectory, St John at Hackney, Lower Clapton Road, E5 0PD57 homes
completed
18-24, 18-24, LOWER CLAPTON ROAD, E545 homes
completed
3-8, 3-8, Furrow Lane, E9 6JS41 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 6EF

Full postcodeE9 6EF
Postcode districtE9
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.550216
Longitude-0.050155
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