Homerton · Hackney · Hackney North and Stoke Newington constituency · 51.54659, -0.04950

E9 6RT— Homerton, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 54/100Yield 4.17%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
64
Schools
60
Transport
54
Environment
69
Investment
70

The bottom line

E9 6RT offers exceptional schools (100% Good/Outstanding) — a strong choice for Investors.

Less suited to Families.

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Location

E9 6RT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E9 6RT

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

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How E9 6RT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Morningside Primary School

Not yet inspected · 1 min walk

KS2: 104.6

—

Secondary

Cardinal Pole Catholic School

Not yet inspected · 2 min walk

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 · 8 min walk

8 primaries · 6 secondaries · 1 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

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 449m

Crime is +104% above London average

Property

Prices, sales volume and market trends

Avg floor area78.5 m²

EPC breakdown

B
5%
D
6%
E
2%

Based on 13 properties · Confidence: medium

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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£196,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

2000–2018 · CAGR

+15.3%

Total change

+1196%

Market Activity

Price Velocity & Acceleration

Current Velocity

+116.7%

per year

Acceleration

-183.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £700k+ · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£75k£75k+0%2
Post-dot-com plateau2001–2004£93k£105k+13.5%1.5
Pre-crash peak2005–2005£113k£113k+0%2
Help-to-Buy recovery2016–2016£450k£450k+0%1
Brexit uncertainty2018–2018£975k£975k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+7.3% alpha

Flat/maisonette+7.3% α
Local
15.3%
District
8%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

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 5

Very Good

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

Nearby stations

Hackney Central Rail StationMildmay
6 min walk
Hackney CentralNational Rail
6 min walk
Homerton Rail StationMildmay
6 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
10 min walk
London Fields Rail StationWeaver · Greater Anglia
10 min walk
1 bus routes · 10 stops within 400m · 236 buses/hr peak

62

Walkability score

265

Footpaths (500m)

2

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

8

Car parks (800m)

24

EV chargers (800m)

Total spaces (800m)249
Nearest car park310m
Santander docks (800m)2
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
310m
🅿️
Homerton Library Car Park· no
585m

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: 3.3 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 58%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.6 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

28 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 529 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

63

Restaurants (800m)

23

Cafes (800m)

5

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketGrains & Green · 516 m
3 tennis courts2 swimming pools

Nightlife (500m)

1

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

465m

Post office

Nearby shops

Maan Ka Fook325 m
Hackney Meat Centre328 m
Grapes & Hops447 m
WHSmith476 m

Nearby cafes

Cuppa Pug158 m
Beans & Bites270 m
Firlo272 m
Dilara's Cafe339 m

Nearby restaurants

Dalla42 m
Sang Kee89 m
Big Night106 m
Gaia Pulses190 m

Nearby pubs

Chesham Arms120 m
Hackney Church Brew Co221 m
In Vino Veritas277 m
La Camionera298 m

Nearby gyms

The Refinery313 m
Flo Yoga342 m
Paper Dress Yoga360 m
énergie Fitness395 m

Nearby pharmacies

Clockwork Pharmacy468 m
Silverfields Pharmacy635 m
Sonigra Pharmacy790 m

Nearby health

AF Dental311 m
Elsdale Street Surgery395 m
Clockwork Private Health Centre461 m
Community Health Services477 m
Food hygiene (5-star)60% of 199

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 score29/100
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

47.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route6,647m
Crossrail 2 route1,811m

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)
74
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (3 years)
11
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
32
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)

29-53, 29-53, Chatham Place, E9 6LP173 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
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
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 6RT

Full postcodeE9 6RT
Postcode districtE9
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.546590
Longitude-0.049503
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