Homerton · Hackney · Hackney South and Shoreditch constituency · 51.54908, -0.05173

E9 6EQ— Homerton, Hackney

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

The practical family move

 

Schools 100%Safety 76/100Transport 55/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
76
Schools
90
Transport
55
Environment
69
Investment
51

The bottom line

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

The catch: 15 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how E9 6EQ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E9 6EQ meets your needs.

Location

E9 6EQ

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 6EQ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E9 6EQ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How E9 6EQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Olive School, Hackney

Not yet inspected · Inspected May 2025 · 1 min walk

KS2: 106.5

★★

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 18 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 543m

Crime is 13% below 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£11,011/m²
Price per ft²£1,023/ft²
Avg floor area65.7 m²

EPC breakdown

C
45%
D
18%

Based on 63 properties · Confidence: high

Street mix

Terraced 57%Flat 41%Other 2%

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£164,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.9%

Total change

+943%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.5%

per year

Acceleration

+62.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 131 sales

Property Type Mix

Total: 131 sales

Terraced58%
Flat/maisonette42%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£154k+120%6
Post-dot-com plateau2001–2004£170k£175k+2.9%5
Pre-crash peak2005–2007£214k£289k+35.2%5
GFC & correction2009–2012£240k£530k+120.8%3
Help-to-Buy recovery2013–2016£516k£543k+5%4
Brexit uncertainty2017–2019£696k£815k+17.2%4.7
Pandemic surge2020–2021£515k£750k+45.6%5.5
Rate-rise correction2022–2022£805k£805k+0%3
Current market2024–2026£555k£730k+31.5%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+0.9% α
Local
8.2%
District
7.3%
Terraced-0.1% α
Local
9.5%
District
9.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Hackney Central

Nearby stations

Hackney Central Rail StationMildmay
5 min walk
Hackney CentralNational Rail
5 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
8 min walk
Homerton Rail StationMildmay
9 min walk
London Fields Rail StationWeaver · Greater Anglia
12 min walk
1 bus routes · 10 stops within 400m · 213 buses/hr peak

61

Walkability score

352

Footpaths (500m)

1

Santander docks (800m)

0.7 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)

28

EV chargers (800m)

Total spaces (800m)249
Nearest car park207m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
306m
🅿️
Homerton Library Car Park· no
673m

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: 3.4 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

24 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHomerton University Hospital · 465 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

126

Parks (1km)

69

Restaurants (800m)

27

Cafes (800m)

6

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

17

Sports (1km)

1

Convenience

Nearest supermarketGrains & Green · 658 m
4 tennis courts2 swimming pools

Nightlife (500m)

2

Nightclubs

8

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

220m

Post office

Nearby shops

Clapton Craft314 m
Maan Ka Fook387 m
Hackney Meat Centre388 m
Grapes & Hops405 m

Nearby cafes

Sons148 m
Marina Cafe186 m
We Are Vegan Everything189 m
Cuppa Pug204 m

Nearby restaurants

Elephant214 m
Clapton Square Brasserie214 m
Tonkotsu216 m
Burgrill216 m

Nearby pubs

Hackney Church Brew Co198 m
Chesham Arms200 m
The Crown200 m
The Half Crown202 m

Nearby gyms

King's Hall Leisure Centre248 m
Paper Dress Yoga268 m
Doom Yoga436 m
Small Pilates454 m

Nearby pharmacies

Clockwork Pharmacy224 m
Silverfields Pharmacy739 m
Sonigra Pharmacy1.0 km

Nearby health

Community Health Services200 m
Clockwork Private Health Centre216 m
Homerton University Hospital465 m
City & Hackney Centre for Mental Health526 m
Food hygiene (5-star)61% of 209

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

51

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 score31/100
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

58.2

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,814m
Crossrail 2 route1,640m

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
Yes
Article 4 area
No
Listed buildings (800m)
71
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (3 years)
10
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
15

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
50
Largest scheme
268 homes · Pembury Circus, Pembury Circus, land at junction of, DALSTON LANE, and Pembury, HACKNEY, E8 1FA
Pipeline pressure
NONE

Named schemes (500m)

29-53, 29-53, Chatham Place, E9 6LP173 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
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
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Zoe HolmanGreen
Anna LynchLabour
Robert ChapmanLabour

Live in E9 6EQ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E9 6EQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track E9 6EQ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E9 6EQ

Full postcodeE9 6EQ
Postcode districtE9
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.549082
Longitude-0.051733
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