Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53501, -0.07610

E2 8AY— Haggerston, Hackney

Location and area intelligence for E2 8AY, Haggerston, Hackney

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 61/100Yield 3.96%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
71
Safety
80
Schools
60
Transport
61
Environment
47
Investment
66

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E2 8AY

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+3.3% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for E2 8AY

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

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“The family fortress”

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How E2 8AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hoxton Garden Primary

Not yet inspected · 5 min walk

KS2: 111.1

—

Secondary

The Bridge Academy

Not yet inspected · 3 min walk

P8: +0.53A8: 55.7

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 4 min walk

10 primaries · 5 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

67.9 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-25% vs borough

Crime by type

Other29%
Violence & sexual offences27%
Robbery11%
Anti-social behaviour9%
Drug offences8%
Vehicle crime8%
Theft5%
Burglary3%

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: Shoreditch Fire Station · 1.1km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area108.3 m²

EPC breakdown

C
1%
D
2%
F
1%

Based on 4 properties · Confidence: low

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£270,750
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

2009–2012 · CAGR

+-6.7%

Total change

-19%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.3%

per year

Acceleration

-36.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£351k£285k-18.7%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Flat/maisonette+2.7% α
Local
12.7%
District
10%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

68

Walkability score

288

Footpaths (500m)

24

Santander docks (800m)

0.0 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

18

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)73
Nearest car park162m
Santander docks (800m)24
Nearest cycle dock0.0 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
NoiseLOW
none
Quieter 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 AONB25% green spaceTree canopy: 46%
More green space than 80% of London

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

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 811 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

62

Restaurants (800m)

29

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

4

Convenience

Nearest supermarketHoxton Brothers · 327 m
2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

7

Cinemas (2km)

548m

Post office

Nearby shops

Today's Extra59 m
Better Health Bakery267 m
Fabrique330 m
Teebone Halal Meat Butchers343 m

Nearby cafes

Chalet Cafe88 m
Moko Made165 m
By The Bridge170 m
Mel's Cafe224 m

Nearby restaurants

Chicken And Cod49 m
OkonomiHeads76 m
Berber & Q210 m
The Sea, The Sea220 m

Nearby pubs

A Bar with Shapes for a name79 m
The Kings Head85 m
The Glory150 m
U7 Lounge169 m

Nearby gyms

Momentum Training322 m
PureGym509 m
Britannia Leisure Centre512 m
New City Fitness532 m

Nearby pharmacies

Clarks Healthcare72 m
Judd's Pharmacy803 m
Columbia Pharmacy809 m

Nearby health

Whiston Road Surgery141 m
Cosmo Clinic290 m
De Beauvoir Surgery421 m
Dental Beauty Dalston467 m
Food hygiene (5-star)48% of 210

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

66

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

58.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,672m
Crossrail 2 route982m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,955 nationally

1,709

Est. population

21,274/km²

62%

Employed

51%

Degree educated

£43,400

Median income

6.7%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

33

Community stability

Age profile

17%
35%
21%
15%
Under 1817%
18–3435%
35–4921%
50–6416%
65+11%

Tenure

21%
60%
Own outright5%
Own (mortgage)7%
Private rent21%
Social rent60%
Shared ownership7%
Rent free0%

Ethnicity

29%
19%
26%
White British29%
White Other19%
Asian9%
Black26%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household70%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Social rent60%
Private rent21%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
69
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (3 years)
6
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
0
Under construction
0
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
NONE

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
236-240, 236-240, Kingsland Road, E2 8AX73 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.7%
Ward turnout
37%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Siobhan MacMahonGreen
Charlene ConcepcionGreen
Nisa SharifGreen

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Key facts for E2 8AY

Full postcodeE2 8AY
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.535015
Longitude-0.076096
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
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey