Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53022, -0.07711

E2 8FJ— Haggerston, Hackney

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 69/100Transport 64/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
69
Schools
90
Transport
64
Environment
42
Investment
57

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

E2 8FJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London crime+113.0% vs London avg

Deep-dive guides for E2 8FJ

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

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“High-connectivity investment target”

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How E2 8FJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Monica's Catholic Primary School

Not yet inspected · 4 min walk

★★

Secondary

Haggerston School

Good · Inspected Dec 2022 · 5 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 · 4 min walk

9 primaries · 6 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

84

Road safety score

8

Accidents (5yr)

2

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 706m

Crime is +113% above London average

Property

2 Jul

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£7,806/m²
Price per ft²£725/ft²
Avg floor area74.3 m²

EPC breakdown

A
10%
B
3%
C
1%

Based on 14 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£185,750
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.14 W/m²K
RoofAverage thermal transmittance 0.12 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,339
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2025 · CAGR

+-1.3%

Total change

-12%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.8%

per year

Acceleration

+45.24

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£660k£635k-3.8%3
Rate-rise correction2023–2023£480k£480k+0%1
Current market2025–2025£580k£580k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-13.9% alpha

Flat/maisonette-13.9% α
Local
-3.8%
District
10.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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 StationNorthern line
10.8 min walk
Hoxton

Nearby stations

Hoxton Rail StationWindrush
2 min walk
HoxtonNational Rail
2 min walk
Shoreditch High Street Rail StationWindrush
10 min walk
Old Street Underground StationNorthern
11 min walk
Haggerston Rail StationWindrush
12 min walk
No bus stops within 400m

74

Walkability score

232

Footpaths (500m)

33

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

18

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)125
Nearest car park73m
Santander docks (800m)33
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.7 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 34%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.8 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

31 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 297 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

143

Parks (1km)

162

Restaurants (800m)

55

Cafes (800m)

19

Pubs (400m)

3

Pharmacies (800m)

12

Gyms (1km)

19

Sports (1km)

6

Convenience

Nearest supermarketEarthed · 247 m
4 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

19

Late-night venues

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

2

Libraries (1km)

7

Cinemas (2km)

229m

Post office

Nearby shops

Tesco Express164 m
Wing On Express210 m
Mags & Fags211 m
Fabrique225 m

Nearby cafes

gram'n degrees34 m
Hoxton Cabin47 m
Bagel Master62 m
Damsel Collective92 m

Nearby restaurants

Miên Tây15 m
Sen Viet18 m
Pho House22 m
Troy27 m

Nearby pubs

Great Beyond Brewery95 m
The Hoxton Hound113 m
The Arcanist's Tavern163 m
Alcotraz178 m

Nearby gyms

New City Fitness109 m
Labs fitness130 m
Reformer LDN138 m
PureGym164 m

Nearby pharmacies

Judd's Pharmacy462 m
Columbia Pharmacy502 m
Clarks Healthcare556 m

Nearby health

Smilestone Dental237 m
Cosmo Clinic258 m
Mildmay Mission Hospital297 m
Whiston Road Surgery420 m
Food hygiene (5-star)59% of 372

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

57

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 score55/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

72.3

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 route4,151m
Crossrail 2 route1,369m

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)
127
Live planning apps (800m)
37
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
11
Major developments (800m)
0
Planning apps (3 years)
12
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
71
Largest scheme
183 homes · 97-137, 97-137, Hackney Road, E2 8ET
Pipeline pressure
NONE

Named schemes (500m)

97-137, 97-137, Hackney Road, E2 8ET183 homes
completed
Mildmay Mission Hospital, Mildmay Mission Hospital, Hackney Road, London, E2 7NA139 homes
completed
Former News International, 1, Former News International, 1, Virginia Road, E98 1XY133 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 8FJ

Full postcodeE2 8FJ
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.530220
Longitude-0.077106
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