Homerton · Hackney · Hackney North and Stoke Newington constituency · 51.54631, -0.05267

E9 6PG— Homerton, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 61/100~4% 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
67
Safety
64
Schools
90
Transport
61
Environment
69
Investment
56

The bottom line

E9 6PG offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers 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 6PG

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 6PG

🛡️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 6PG 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 · 2 min walk

KS2: 104.6

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 3 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 · 5 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

79

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

7

Serious within 200m

HIGH pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 659m

Crime is +104% 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£3,509/m²
Price per ft²£326/ft²
Avg floor area63.3 m²

EPC breakdown

C
26%
D
11%

Based on 37 properties · Confidence: high

Street mix

Flat 100%

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£158,250
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
WallsCavity wall, 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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+3.8%

Total change

+151%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.9%

per year

Acceleration

+21.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£88k£88k+0%1
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2008–2008£187k£187k+0%1
Help-to-Buy recovery2015–2015£247k£247k+0%1
Pandemic surge2020–2020£279k£279k+0%2
Rate-rise correction2022–2023£190k£185k-2.6%1
Current market2025–2025£220k£220k+0%1

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
Trend Position75

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
Hackney Downs Rail StationGreater Anglia · Weaver
8 min walk
London Fields Rail StationWeaver · Greater Anglia
8 min walk
Homerton Rail StationMildmay
9 min walk
No bus stops within 400m

69

Walkability score

321

Footpaths (500m)

2

Santander docks (800m)

0.6 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

10

Car parks (800m)

26

EV chargers (800m)

Total spaces (800m)249
Nearest car park100m
Santander docks (800m)2
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
100m
🅿️
Homerton Library Car Park· no
797m

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: 3.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

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

4

Care homes (1km)

Nearest hospitalHomerton University Hospital · 693 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

125

Parks (1km)

74

Restaurants (800m)

31

Cafes (800m)

11

Pubs (400m)

3

Pharmacies (800m)

13

Gyms (1km)

20

Sports (1km)

3

Convenience

Nearest supermarketGrains & Green · 350 m
4 tennis courts2 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)

343m

Post office

Nearby shops

Maan Ka Fook106 m
Hackney Meat Centre109 m
Grapes & Hops229 m
Sea Salt Food & Wine274 m

Nearby cafes

Dilara's Cafe119 m
Cuppa Pug132 m
The Barrel Boulangerie154 m
Urban Social Coffee161 m

Nearby restaurants

Pizza GoGo95 m
Temple of Seitan113 m
Tomi's Kitchen125 m
New Noodle Bar134 m

Nearby pubs

The Globe in Morning Lane88 m
Hackney Church Brew Co118 m
You Call The Shots127 m
General Browning Club144 m

Nearby gyms

Paper Dress Yoga178 m
Small Pilates208 m
Doom Yoga217 m
Fit This303 m

Nearby pharmacies

Clockwork Pharmacy345 m
Sonigra Pharmacy705 m

Nearby health

Clockwork Private Health Centre340 m
AF Dental431 m
Elsdale Street Surgery441 m
Community Health Services514 m
Food hygiene (5-star)59% of 241

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 score33/100
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

71.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route6,513m
Crossrail 2 route1,594m

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)
70
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
11
Major developments (800m)
2
Planning apps (3 years)
8
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)
44
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
Lyme Grove House, Lyme Grove House, Lyme Grove, 28-36 Loddiges Road, London, E9 6PW36 homes
completed
117, 117, Wilton Way, E8 1BH25 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 6PG

Full postcodeE9 6PG
Postcode districtE9
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.546310
Longitude-0.052673
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