Homerton · Hackney · Hackney South and Shoreditch constituency · 51.54956, -0.04775

E9 6EZ— Homerton, Hackney

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

The practical family move

 

Schools 100%Safety 76/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
76
Schools
95
Transport
50
Environment
69
Investment
50

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E9 6EZ

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

Deep-dive guides for E9 6EZ

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

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Postcode Personality

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

“The practical family move”

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How E9 6EZ 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 · 1 min walk

P8: +0.61A8: 53.9

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 10 min walk

9 primaries · 5 secondaries · 1 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 283m

Crime is 13% below 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£6,808/m²
Price per ft²£633/ft²
Avg floor area88 m²

EPC breakdown

B
1%
C
10%
D
1%

Based on 12 properties · Confidence: medium

Street mix

Terraced 64%Flat 36%

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£220,000
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

1995–2025 · CAGR

+8.1%

Total change

+942%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.6%

per year

Acceleration

+56.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 11 sales

Property Type Mix

Total: 11 sales

Terraced63.6%
Flat/maisonette36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£110k+83.3%1
Post-dot-com plateau2001–2003£92k£195k+112%1.5
Pre-crash peak2005–2005£200k£200k+0%1
GFC & correction2012–2012£245k£245k+0%1
Help-to-Buy recovery2013–2013£233k£233k+0%1
Brexit uncertainty2018–2018£441k£441k+0%1
Pandemic surge2021–2021£415k£415k+0%1
Current market2025–2025£625k£625k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
6 min walk
HomertonNational Rail
6 min walk
Hackney Central Rail StationMildmay
8 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
11 min walk
London Fields Rail StationWeaver · Greater Anglia
15 min walk
1 bus routes · 10 stops within 400m · 284 buses/hr peak

52

Walkability score

280

Footpaths (500m)

0

Santander docks (800m)

0.8 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

5

Car parks (800m)

30

EV chargers (800m)

Total spaces (800m)249
Nearest car park201m
Santander docks (800m)0
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Homerton Library Car Park· no
401m
🅿️
Tesco Customer Car Park249 spaces· no
536m

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 AONB10% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.3 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

26 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 196 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

116

Parks (1km)

55

Restaurants (800m)

26

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketGrains & Green · 842 m
4 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

500m

Post office

Nearby shops

WHSmith151 m
eat17355 m
Fresh Wonder360 m
Clapton Craft410 m

Nearby cafes

Change Please119 m
Costa158 m
Firlo216 m
The Barrel Boulangerie348 m

Nearby restaurants

Chatters Restaurant122 m
Swift Caribbean Delights152 m
Gaia Pulses274 m
Sang Kee292 m

Nearby pubs

Chesham Arms273 m
Hackney Church Brew Co407 m
The Elderfield435 m
The Crown470 m

Nearby gyms

Flo Yoga284 m
énergie Fitness346 m
King's Hall Leisure Centre383 m
Paper Dress Yoga528 m

Nearby pharmacies

Silverfields Pharmacy469 m
Clockwork Pharmacy504 m
Bees Pharmacy917 m

Nearby health

Homerton University Hospital196 m
City & Hackney Centre for Mental Health246 m
Community Health Services256 m
The Lea Surgery362 m
Food hygiene (5-star)62% of 183

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

50

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 score29/100
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

62.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,995m
Crossrail 2 route1,913m

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)
56
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
11
Major developments (800m)
0
Planning apps (3 years)
11
Borough approval rate
66%
Opportunity area
Olympic Legacy
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£22.0bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
41
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
68 - 82, 68 - 82, Digby Road, Homerton, E9 6HX49 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

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 6EZ

Full postcodeE9 6EZ
Postcode districtE9
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.549564
Longitude-0.047746
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