Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53563, -0.07604

E2 8BF— Haggerston, Hackney

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 57/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
75
Schools
60
Transport
57
Environment
44
Investment
50

The bottom line

E2 8BF 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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Toggle the things that matter to you — see how E2 8BF scores on each.

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Location

E2 8BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.3% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for E2 8BF

🛡️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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“The practical family move”

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How E2 8BF 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 · 4 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

61.6 incidents per 1,000 residents

Better than 53% of London
↑ Rising 2960.0%

-31% vs borough

Crime by type

Other31%
Anti-social behaviour21%
Violence & sexual offences17%
Vehicle crime10%
Theft7%
Burglary7%
Robbery5%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.2km

Crime is 5% below London average

Property

1 May

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.

E2 district median

£560,000

Based on 171 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,343/m²
Price per ft²£311/ft²
Avg floor area67.7 m²

EPC breakdown

B
4%
C
7%

Based on 11 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£169,250
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2024 · CAGR

+4.9%

Total change

+97%

Market Activity

Price Velocity & Acceleration

Current Velocity

-45.3%

per year

Acceleration

-212.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2011£148k£157k+6.3%1
Help-to-Buy recovery2013–2013£144k£144k+0%1
Brexit uncertainty2017–2017£198k£198k+0%1
Rate-rise correction2023–2023£530k£530k+0%1
Current market2024–2024£290k£290k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
16.3 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
4 min walk
HaggerstonNational Rail
4 min walk
Hoxton Rail StationWindrush
6 min walk
Old Street Underground StationNorthern
17 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

66

Walkability score

273

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

14

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)65
Nearest car park210m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.2 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 34%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 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

23 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 880 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

116

Parks (1km)

57

Restaurants (800m)

28

Cafes (800m)

6

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

4

Convenience

Nearest supermarketHoxton Brothers · 364 m
2 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

6

Cinemas (2km)

610m

Post office

Nearby shops

Today's Extra119 m
Better Health Bakery199 m
Tesco Express301 m
Teebone Halal Meat Butchers360 m

Nearby cafes

By The Bridge112 m
Chalet Cafe138 m
Playhouse cafe190 m
Cafe Route Haggerston208 m

Nearby restaurants

OkonomiHeads48 m
Chicken And Cod103 m
Berber & Q142 m
The Sea, The Sea152 m

Nearby pubs

A Bar with Shapes for a name47 m
The Kings Head81 m
The Glory98 m
U7 Lounge119 m

Nearby gyms

Momentum Training254 m
Britannia Leisure Centre531 m
PureGym577 m
New City Fitness598 m

Nearby pharmacies

Clarks Healthcare86 m
Judd's Pharmacy859 m
Columbia Pharmacy868 m

Nearby health

Whiston Road Surgery202 m
Cosmo Clinic357 m
De Beauvoir Surgery362 m
Dental Beauty Dalston399 m
Food hygiene (5-star)49% of 209

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

50

Investment score

Moderate

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
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

69.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,738m
Crossrail 2 route929m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,100 nationally

2,483

Est. population

20,151/km²

69%

Employed

59%

Degree educated

£43,400

Median income

5.8%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

19%
39%
25%
Under 1819%
18–3439%
35–4925%
50–6412%
65+6%

Tenure

34%
42%
Own outright4%
Own (mortgage)10%
Private rent34%
Social rent42%
Shared ownership11%
Rent free0%

Ethnicity

32%
21%
19%
White British32%
White Other21%
Asian12%
Black19%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine15%
No car household70%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent42%
Private rent34%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
71
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (3 years)
7
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)
57
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
2N1 (Former Edith Cavell School), 2N1 (Former Edith Cavell School), Hertford Road, Enfield Road, N1 5BA105 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

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 8BF

Full postcodeE2 8BF
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.535635
Longitude-0.076041
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