Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53261, -0.07630

E2 8ER— Haggerston, Hackney

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

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 69/100Transport 64/100Yield 3.96%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
73
Safety
69
Schools
90
Transport
64
Environment
47
Investment
69

The bottom line

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

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

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Location

E2 8ER

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+113.0% vs London avg

Deep-dive guides for E2 8ER

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E2 8ER 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

Haggerston School

Good · Inspected Dec 2022 · 4 min walk

P8: +0.21A8: 48.7

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

138.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+54% vs borough

Crime by type

Other37%
Violence & sexual offences17%
Theft13%
Anti-social behaviour12%
Burglary6%
Drug offences5%
Robbery5%
Vehicle crime5%

Road safety

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 921m

Crime is +113% above London average

Property

Prices, sales volume and market trends

Avg floor area105.8 m²

EPC breakdown

C
7%
D
1%

Based on 8 properties · Confidence: low

Street mix

Terraced 26%Flat 74%

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£264,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+9.3%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.0%

per year

Acceleration

-4.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 27 sales

Property Type Mix

Total: 27 sales

Terraced25.9%
Flat/maisonette74.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£81k£161k+99.1%1.8
Post-dot-com plateau2001–2004£252k£296k+17.5%2
Pre-crash peak2006–2006£339k£339k+0%1
GFC & correction2009–2011£433k£483k+11.5%1.5
Help-to-Buy recovery2014–2016£650k£850k+30.8%1
Brexit uncertainty2019–2019£825k£825k+0%3
Pandemic surge2020–2021£835k£810k-3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
9.3%
District
8.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position75

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
13.1 min walk
Hoxton

Nearby stations

Hoxton Rail StationWindrush
2 min walk
HoxtonNational Rail
2 min walk
Haggerston Rail StationWindrush
9 min walk
Shoreditch High Street Rail StationWindrush
13 min walk
Old Street Underground StationNorthern
14 min walk
No bus stops within 400m

72

Walkability score

306

Footpaths (500m)

29

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

20

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)19
Nearest car park220m
Santander docks (800m)29
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: 0.9 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

27 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 545 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

147

Parks (1km)

85

Restaurants (800m)

38

Cafes (800m)

8

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

16

Sports (1km)

4

Convenience

Nearest supermarketLidl · 277 m
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

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

2

Libraries (1km)

7

Cinemas (2km)

338m

Post office

Nearby shops

Fabrique72 m
Today's Extra230 m
Londis276 m
7 Seasons279 m

Nearby cafes

Coffee & Cates42 m
Mel's Cafe54 m
Moko Made140 m
Bagel Master211 m

Nearby restaurants

Nom Nom168 m
helu187 m
BúnBúnBún192 m
Ghost Burgers198 m

Nearby pubs

The Hoxton Hound204 m
Howl at the Moon252 m
Avora298 m
Alcotraz308 m

Nearby gyms

PureGym256 m
Reformer LDN280 m
New City Fitness284 m
Labs fitness335 m

Nearby pharmacies

Clarks Healthcare296 m
Columbia Pharmacy602 m
Judd's Pharmacy614 m

Nearby health

Cosmo Clinic75 m
Whiston Road Surgery170 m
Smilestone Dental320 m
Mildmay Mission Hospital545 m
Food hygiene (5-star)52% of 262

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

69

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 score39/100
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

68

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route4,418m
Crossrail 2 route1,189m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,374 nationally

2,633

Est. population

16,658/km²

68%

Employed

60%

Degree educated

4.8%

Claimant rate

Urban coreVery high densityYoung professionals

24

Community stability

Age profile

17%
46%
19%
14%
Under 1817%
18–3446%
35–4919%
50–6414%
65+5%

Tenure

46%
38%
Own outright4%
Own (mortgage)9%
Private rent46%
Social rent38%
Shared ownership4%
Rent free0%

Ethnicity

25%
25%
21%
White British25%
White Other25%
Asian11%
Black21%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine16%
No car household77%
Unemployed7%
No qualifications12%

Housing tenure (Census 2021)

Private rent46%
Social rent38%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
96
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
10
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
0
Under construction
0
Completed (3yr)
61
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)

97-137, 97-137, Hackney Road, E2 8ET183 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
1-13, 1-13, Long Street, Hackney, E2 8HJ73 homes
completed
CAR PARK SITE, CAR PARK SITE, CREMER STREET, E2 8HD69 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 8ER

Full postcodeE2 8ER
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.532608
Longitude-0.076299
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