Homerton · Hackney · Hackney South and Shoreditch constituency · 51.54746, -0.04600

E9 6JH— Homerton, Hackney

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

The practical family move

 

Schools 100%Safety 70/100Transport 53/100Yield 6.34%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
65
Safety
70
Schools
60
Transport
53
Environment
69
Investment
65

The bottom line

E9 6JH offers exceptional schools (100% Good/Outstanding) and low crime at £350,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

E9 6JH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-32.7% vs London avg
vs London income-13.8% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for E9 6JH

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

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“The practical family move”

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How E9 6JH 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 · 2 min walk

KS2: 105.6

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 1 min walk

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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.1 incidents per 1,000 residents

Higher crime than 72% of London
↑ Rising 250.0%

+7% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Anti-social behaviour12%
Drug offences8%
Theft7%
Burglary7%
Vehicle crime6%
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 · 195m

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

+10.0%

This year

Flat

Dominant type

Price history

5-year change
+5.5%
Sales (24 months)5
New build0.0%
Avg flat£350,000
Price per m²£8,314/m²
Price per ft²£772/ft²
Avg floor area42.1 m²

EPC breakdown

B
33%

Based on 33 properties · Confidence: high

Street mix

Flat 96%Other 4%

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

Stamp duty

Standard buyer£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.7×

Price-to-income

£1,751/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£105,250
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.13 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2026 · CAGR

+2.4%

Total change

+24%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-2.04

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 51 sales

Property Type Mix

Total: 51 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£282k£325k+15.2%11.3
Pandemic surge2021–2021£332k£332k+0%4
Rate-rise correction2022–2022£345k£345k+0%7
Current market2024–2026£343k£350k+2%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
2.4%
District
1.1%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

43out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing6
Trend Position75

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
3 min walk
HomertonNational Rail
3 min walk
Hackney Central Rail StationMildmay
9 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
13 min walk
London Fields Rail StationWeaver · Greater Anglia
13 min walk
1 bus routes · 10 stops within 400m · 332 buses/hr peak

56

Walkability score

233

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

7

Car parks (800m)

26

EV chargers (800m)

Total spaces (800m)249
Nearest car park285m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Homerton Library Car Park· no
326m
🅿️
Tesco Customer Car Park249 spaces· no
558m

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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.5 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 31%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.5 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

29 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCity & Hackney Centre for Mental Health · 338 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

112

Parks (1km)

43

Restaurants (800m)

20

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketGrains & Green · 768 m
4 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

396m

Post office

Nearby shops

WHSmith305 m
Bradstock Supermarket424 m
eat17462 m
Fresh Wonder464 m

Nearby cafes

Firlo49 m
Beans & Bites251 m
Mad Cat Coffee Bar276 m
Change Please295 m

Nearby restaurants

Gaia Pulses72 m
Swift Caribbean Delights143 m
Big Night155 m
Sang Kee173 m

Nearby pubs

In Vino Veritas270 m
Chesham Arms285 m
La Camionera340 m
The Gun371 m

Nearby gyms

Flo Yoga81 m
énergie Fitness139 m
The Refinery398 m
Paper Dress Yoga591 m

Nearby pharmacies

Silverfields Pharmacy374 m
Clockwork Pharmacy647 m
Sonigra Pharmacy988 m
Bees Pharmacy1.0 km

Nearby health

The Lea Surgery241 m
City & Hackney Centre for Mental Health338 m
Homerton University Hospital356 m
AF Dental396 m
Food hygiene (5-star)60% of 145

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

65

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
6.3% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

68.8

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,848m
Crossrail 2 route2,048m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,291 nationally

2,767

Est. population

21,527/km²

57%

Employed

42%

Degree educated

£36,200

Median income

8.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

29%
26%
23%
16%
Under 1829%
18–3426%
35–4923%
50–6416%
65+6%

Tenure

15%
64%
Own outright4%
Own (mortgage)11%
Private rent15%
Social rent64%
Shared ownership7%
Rent free0%

Ethnicity

21%
39%
White British21%
White Other11%
Asian11%
Black39%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine25%
No car household71%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent64%
Private rent15%

vs. London

Income vs London-13.8%
Price vs London-32.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
37
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (3 years)
8
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)
28
Largest scheme
282 homes · NEW KINGSHOLD ESTATE AND SITES REAR OF, NEW KINGSHOLD ESTATE AND SITES REAR OF, KING EDWARD'S ROAD, MOULINS ROAD (2-12), HOLCROFT RD. (2-12), E9
Pipeline pressure
NONE

Named schemes (500m)

Land at, Land at, Digby Road, Berger Road, E9 5SB97 homes
completed
Bridge House and Marian Court, Bridge House and Marian Court, Homerton High Street, E9 675 homes
completed
James Taylor Building & sites A & C, Morningside Estate, James Taylor Building & sites A & C, Morningside Estate, Collent Street, and Cresset Road, E9 6SG69 homes
completed
68 - 82, 68 - 82, Digby Road, Homerton, E9 6HX49 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E9 6JH

Full postcodeE9 6JH
Postcode districtE9
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.547458
Longitude-0.046004
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