Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.53506, -0.07726

E2 8AR— Hoxton East & Shoreditch, Hackney

Location and area intelligence for E2 8AR, Hoxton East & Shoreditch, Hackney

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 56/100Yield 3.96%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
70
Schools
90
Transport
56
Environment
44
Investment
59

The bottom line

E2 8AR offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E2 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.3% vs London avg
vs London crime+101.0% vs London avg

Deep-dive guides for E2 8AR

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

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Postcode Personality

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“High-connectivity investment target”

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How E2 8AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hoxton Garden Primary

Not yet inspected · 4 min walk

KS2: 111.1

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 5 min walk

P8: +1.11A8: 48.4

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

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 3 min walk

12 primaries · 4 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

130.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+45% vs borough

Crime by type

Other35%
Anti-social behaviour21%
Violence & sexual offences18%
Drug offences9%
Theft5%
Burglary5%
Robbery4%
Vehicle crime4%

Road safety

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.1km

Crime is +101% above London average

Property

Prices, sales volume and market trends

Avg floor area76.2 m²

EPC breakdown

C
6%
D
4%

Based on 10 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 yield853 kWh/kWp/yr
Rebuild cost estimate£190,500
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
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2018 · CAGR

+6.4%

Total change

+155%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.8%

per year

Acceleration

-7.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£190k£190k+0%1
Pre-crash peak2007–2007£238k£238k+0%1
GFC & correction2009–2009£239k£239k+0%1
Help-to-Buy recovery2013–2014£345k£422k+22.3%1
Brexit uncertainty2018–2018£485k£485k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Old Street Underground StationNorthern line
15.1 min walk
Hoxton

Nearby stations

Hoxton Rail StationWindrush
5 min walk
HoxtonNational Rail
5 min walk
Haggerston Rail StationWindrush
5 min walk
Old Street Underground StationNorthern
16 min walk
Shoreditch High Street Rail StationWindrush
16 min walk
No bus stops within 400m

70

Walkability score

271

Footpaths (500m)

21

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria41 min ↑
Waterloo42 min ↑
Canary Wharf ★29 min
City29 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

15

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)62
Nearest car park107m
Santander docks (800m)21
Nearest cycle dock0.1 km

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: 40.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 50% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.1 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 km

Energy

Solar: 853 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 yield852.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE SURGERY (BARRETTS GROVE)

6 BARRETTS GROVE, STOKE NEWINGTON, N16 8AR

24 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 824 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

125

Parks (1km)

62

Restaurants (800m)

28

Cafes (800m)

6

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

4

Convenience

Nearest supermarketHoxton Brothers · 258 m
1 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

2

Libraries (1km)

7

Cinemas (2km)

614m

Post office

Nearby shops

Today's Extra59 m
Teebone Halal Meat Butchers263 m
Hoxton Supermarket270 m
Better Health Bakery291 m

Nearby cafes

Chalet Cafe49 m
Moko Made149 m
By The Bridge152 m
Cafe Route Haggerston211 m

Nearby restaurants

Chicken And Cod47 m
OkonomiHeads68 m
Waterhouse209 m
Berber & Q231 m

Nearby pubs

The Kings Head40 m
A Bar with Shapes for a name72 m
The Glory127 m
U7 Lounge139 m

Nearby gyms

Momentum Training341 m
Britannia Leisure Centre433 m
New City Fitness516 m
PureGym535 m

Nearby pharmacies

Clarks Healthcare22 m
Judd's Pharmacy757 m
Columbia Pharmacy856 m

Nearby health

Whiston Road Surgery118 m
Cosmo Clinic282 m
De Beauvoir Surgery388 m
Dental Beauty Dalston459 m
Food hygiene (5-star)48% of 216

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

59

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

52.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,648m
Crossrail 2 route930m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,498 nationally

1,678

Est. population

20,795/km²

60%

Employed

48%

Degree educated

£43,400

Median income

9.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

21%
33%
22%
15%
Under 1821%
18–3433%
35–4922%
50–6415%
65+8%

Tenure

27%
56%
Own outright5%
Own (mortgage)9%
Private rent27%
Social rent56%
Shared ownership3%
Rent free0%

Ethnicity

24%
19%
14%
23%
White British24%
White Other19%
Asian14%
Black23%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household68%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent56%
Private rent27%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
63
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
11
Major developments (800m)
0
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)
2
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
5
Under construction
5
Completed (3yr)
58
Largest scheme
367 homes · Haggerstone West and Kingsland Estates Phase 1, Haggerstone West and Kingsland Estates Phase 1, Kingsland Road, E8 2TJ
Pipeline pressure
LOW

Named schemes (500m)

305, 305, Kingsland Road, 12 - 32A Hertford Road, 27 - 31 Downham Road, N1 5SH207 homes
completed
2 - 10, 2 - 10, Hertford Road, N1 5SH117 homes
completed
298-316, 298-316, KINGSLAND ROAD, ARBUTUS STREET (1A), E8101 homes
completed
PHASE 1, OLD GASWORKS SITE, PHASE 1, OLD GASWORKS SITE, LABURNUM STREET, E280 homes
completed
46-68, 46-68, De Beauvoir Crescent, N1 5SB76 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.5%
Ward turnout
34%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Kam AdamsLabour
Janet LeeGreen
Mihai CherejiGreen

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Key facts for E2 8AR

Full postcodeE2 8AR
Postcode districtE2
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.535061
Longitude-0.077262
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
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