Is Hackney or Waltham Forest better for families?

Hackney and Waltham Forest are broadly comparable for families — check specific postcodes using LondonIQ's school ratings and safety data.

Is Hackney safer than Waltham Forest?

No — Waltham Forest has a lower crime rate (51 per 1,000 residents) compared to Hackney (96 per 1,000).

Is Hackney more expensive than Waltham Forest?

Yes — Hackney is more expensive. Median property price in Hackney is £580k, compared to £530k in Waltham Forest.

Which has better transport links, Hackney or Waltham Forest?

Hackney has better transport connectivity (score 65/100 vs 60/100). .

Which is better for first-time buyers, Hackney or Waltham Forest?

For first-time buyers, Waltham Forest is more accessible on price (£530k median). Use LondonIQ's affordability calculator to see stamp duty costs and required income for specific postcodes.

Hackney vs Waltham Forest — Crime, Schools, Prices & Transport

These boroughs are closely matched — 2 metrics each. The right choice depends on your priorities.

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Head-to-head comparison

MetricHackneyWaltham Forest

Liveability72/100 ✓68/100

Median price£580k£530k ✓

Safety score—/100—/100

Crime rate /1k9651 ✓

Transport65/100 ✓60/100

Zone 1 commute— min— min

Good schools—%—%

Investment score—/100—/100

Hackney vs Waltham Forest: what the data says

Overall, Hackney scores higher on liveability (72/100 vs 68/100), reflecting a better combined picture across safety, transport, schools and environment.

Property in Waltham Forest is more affordable — median price £530k vs £580k in Hackney, a difference of around 9%. Over the past year prices changed +20.4% in Hackney and +39.5% in Waltham Forest.

Waltham Forest has a lower crime rate (51 incidents per 1,000 residents vs 96 in Hackney). Central London boroughs typically show higher per-resident figures due to large daytime populations.

Hackney edges ahead on public transport connectivity (score 65/100 vs 60/100).

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Hackney vs Waltham Forest: what the data says

Overall, Hackney scores higher on liveability (72/100 vs 68/100), reflecting a better combined picture across safety, transport, schools and environment.

Waltham Forest has a lower crime rate (51 incidents per 1,000 residents vs 96 in Hackney). Central London boroughs typically show higher per-resident figures due to large daytime populations.

Hackney edges ahead on public transport connectivity (score 65/100 vs 60/100).