Homerton · Hackney · Hackney North and Stoke Newington constituency · 51.54572, -0.05316

E9 6NS— Homerton, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 61/100Yield 4.17%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
64
Schools
90
Transport
61
Environment
74
Investment
70

The bottom line

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

The catch: 13 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E9 6NS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+104.0% vs London avg

Deep-dive guides for E9 6NS

🛡️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 6NS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Morningside Primary School

Not yet inspected · 3 min walk

KS2: 104.6

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 2 min walk

P8: -0.26A8: 39.0

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 11 min walk

8 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

132.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 268.8%

+48% vs borough

Crime by type

Other33%
Violence & sexual offences19%
Anti-social behaviour18%
Theft10%
Vehicle crime7%
Burglary5%
Robbery5%
Drug offences3%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 718m

Crime is +104% above London average

Property

Prices, sales volume and market trends

Avg floor area76.6 m²

EPC breakdown

C
20%
D
20%
F
1%

Based on 41 properties · Confidence: high

Street mix

Terraced 42%Flat 58%

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£191,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+6.5%

Total change

+411%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.6%

per year

Acceleration

-46.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £600k–£700k · 30 sales

Property Type Mix

Total: 30 sales

Terraced46.7%
Flat/maisonette53.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£109k+51%1.3
Post-dot-com plateau2001–2004£73k£176k+141.4%2.2
Pre-crash peak2005–2006£218k£160k-26.6%2
GFC & correction2010–2011£225k£269k+19.4%2
Help-to-Buy recovery2013–2015£249k£580k+132.9%1.3
Brexit uncertainty2017–2019£667k£630k-5.5%1
Pandemic surge2021–2021£368k£368k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
6.4%
District
6.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Hackney Central Rail StationMildmay
3 min walk
Hackney CentralNational Rail
3 min walk
London Fields Rail StationGreater Anglia · Weaver
8 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
8 min walk
Homerton Rail StationMildmay
10 min walk
No bus stops within 400m

71

Walkability score

345

Footpaths (500m)

3

Santander docks (800m)

0.5 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)

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Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

21

EV chargers (800m)

Total spaces (800m)249
Nearest car park123m
Santander docks (800m)3
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
123m

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: 3.0 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.7 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

20 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 763 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

81

Restaurants (800m)

29

Cafes (800m)

11

Pubs (400m)

3

Pharmacies (800m)

14

Gyms (1km)

24

Sports (1km)

4

Convenience

Nearest supermarketGrains & Green · 277 m
5 tennis courts4 swimming pools

Nightlife (500m)

2

Nightclubs

13

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

390m

Post office

Nearby shops

Maan Ka Fook67 m
Hackney Meat Centre70 m
Grapes & Hops215 m
Sea Salt Food & Wine255 m

Nearby cafes

Dilara's Cafe79 m
The Barrel Boulangerie140 m
Urban Social Coffee170 m
Cuppa Pug205 m

Nearby restaurants

Pizza GoGo58 m
Temple of Seitan73 m
Tomi's Kitchen82 m
Tacos MX93 m

Nearby pubs

The Globe in Morning Lane48 m
General Browning Club93 m
You Call The Shots106 m
The DC Lion130 m

Nearby gyms

Small Pilates165 m
Doom Yoga186 m
Paper Dress Yoga211 m
Fit This238 m

Nearby pharmacies

Clockwork Pharmacy392 m
Sonigra Pharmacy638 m

Nearby health

Clockwork Private Health Centre388 m
Elsdale Street Surgery411 m
AF Dental427 m
Community Health Services586 m
Food hygiene (5-star)59% of 251

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

70

Investment score

Strong

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

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

58.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route6,440m
Crossrail 2 route1,564m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,155 nationally

2,666

Est. population

19,103/km²

70%

Employed

55%

Degree educated

£45,900

Median income

7.8%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

30

Community stability

Age profile

22%
37%
25%
Under 1822%
18–3437%
35–4925%
50–6412%
65+4%

Tenure

36%
42%
Own outright7%
Own (mortgage)12%
Private rent36%
Social rent42%
Shared ownership3%
Rent free0%

Ethnicity

26%
20%
24%
White British26%
White Other20%
Asian13%
Black24%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine17%
No car household70%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent42%
Private rent36%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
68
Live planning apps (800m)
37
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
11
Major developments (800m)
2
Planning apps (3 years)
9
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
13
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
49
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
LAND AT, 257-269, LAND AT, 257-269, MARE STREET, RICHMOND ROAD (280-288), MARTELLO STREET, E8159 homes
completed
199 - 205, 199 - 205, Richmond Road, E8 3NJ97 homes
completed
The Rectory, St John at Hackney, The Rectory, St John at Hackney, Lower Clapton Road, E5 0PD57 homes
completed
Frampton Park Road, Hackney, E9 7PQ47 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 6NS

Full postcodeE9 6NS
Postcode districtE9
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.545724
Longitude-0.053160
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