Homerton · Hackney · Hackney North and Stoke Newington constituency · 51.55056, -0.04990

E9 6EN— Homerton, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 48/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
59
Schools
95
Transport
48
Environment
70
Investment
56

The bottom line

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

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E9 6EN

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+9.3% vs London avg
vs London crime+147.0% vs London avg

Deep-dive guides for E9 6EN

🛡️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 6EN 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

160.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 288.2%

+79% vs borough

Crime by type

Other33%
Violence & sexual offences17%
Anti-social behaviour14%
Burglary9%
Theft8%
Vehicle crime8%
Drug offences7%
Robbery4%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 464m

Crime is +147% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,677/m²
Price per ft²£899/ft²
Avg floor area67.5 m²

EPC breakdown

C
11%
D
7%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Detached 5%Flat 96%

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£168,750
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, 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

1997–2026 · CAGR

+8%

Total change

+826%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.9%

per year

Acceleration

+6.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £175k–£200k · 22 sales

Property Type Mix

Total: 22 sales

Detached4.5%
Flat/maisonette95.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£68k£74k+8.1%1.7
Post-dot-com plateau2001–2003£130k£165k+26.9%1
Pre-crash peak2005–2007£152k£207k+36.6%1.3
GFC & correction2008–2011£230k£195k-15.2%1.3
Help-to-Buy recovery2015–2016£433k£488k+12.5%1.5
Pandemic surge2021–2021£539k£539k+0%2
Current market2026–2026£630k£630k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
9.6%
District
8.2%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below 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
10 min walk
London Fields Rail StationWeaver · Greater Anglia
15 min walk
1 bus routes · 10 stops within 400m · 161 buses/hr peak

54

Walkability score

319

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria50 min ↑
Waterloo52 min ↑
Canary Wharf46 min ↑
City ★39 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)

26

EV chargers (800m)

Total spaces (800m)249
Nearest car park72m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
513m
🅿️
Homerton Library Car Park· no
572m

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: 3.6 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

23 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 304 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

119

Parks (1km)

67

Restaurants (800m)

30

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketGrains & Green · 860 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)

386m

Post office

Nearby shops

Clapton Craft225 m
WHSmith286 m
eat17455 m
Fresh Wonder461 m

Nearby cafes

Bayte & Bean166 m
Change Please257 m
Today Bread288 m
Costa291 m

Nearby restaurants

Fu Hwa147 m
Golden States155 m
Caloroso164 m
Olive & Lime171 m

Nearby pubs

Chesham Arms330 m
The Crown342 m
The Half Crown348 m
Biddle Bros.360 m

Nearby gyms

King's Hall Leisure Centre201 m
Flo Yoga468 m
Paper Dress Yoga475 m
énergie Fitness531 m

Nearby pharmacies

Clockwork Pharmacy390 m
Silverfields Pharmacy641 m

Nearby health

Community Health Services72 m
Homerton University Hospital304 m
City & Hackney Centre for Mental Health381 m
Clockwork Private Health Centre383 m
Food hygiene (5-star)62% of 217

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

56

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very 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

50.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,020m
Crossrail 2 route1,758m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,543 nationally

1,835

Est. population

19,795/km²

70%

Employed

61%

Degree educated

£45,900

Median income

8.3%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

16%
36%
24%
16%
Under 1817%
18–3437%
35–4924%
50–6416%
65+8%

Tenure

15%
47%
29%
Own outright9%
Own (mortgage)15%
Private rent47%
Social rent28%
Shared ownership1%
Rent free0%

Ethnicity

34%
20%
23%
White British34%
White Other20%
Asian9%
Black23%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine17%
No car household69%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent47%
Social rent29%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
61
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
11
Major developments (800m)
0
Planning apps (3 years)
11
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
44
Largest scheme
173 homes · 29-53, 29-53, Chatham Place, E9 6LP
Pipeline pressure
NONE

Named schemes (500m)

Bridge House and Marian Court, Bridge House and Marian Court, Homerton High Street, E9 675 homes
completed
18-24, 18-24, LOWER CLAPTON ROAD, E545 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
17-19, 17-19, HOMERTON HIGH STREET, E923 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.6%
Ward turnout
40%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Zoe HolmanGreen
Anna LynchLabour
Robert ChapmanLabour

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Key facts for E9 6EN

Full postcodeE9 6EN
Postcode districtE9
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.550562
Longitude-0.049895
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