Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.52908, -0.07639

E2 8GS— Haggerston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 34/100Transport 68/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
65
Safety
34
Schools
90
Transport
68
Environment
42
Investment
57

The bottom line

E2 8GS offers exceptional schools (100% Good/Outstanding) — a strong choice for Young professionals.

Less suited to Families.

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Location

E2 8GS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London crime+378.0% vs London avg

Deep-dive guides for E2 8GS

🛡️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⚠️ High crime🍕 Buzzing

“High-connectivity investment target”

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How E2 8GS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Virginia Primary School

Not yet inspected · 4 min walk

★★

Secondary

Haggerston School

Good · Inspected Dec 2022 · 6 min walk

P8: +0.21A8: 48.7

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

311.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 837.5%

+246% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other26%
Theft21%
Violence & sexual offences18%
Drug offences14%
Anti-social behaviour7%
Robbery5%
Burglary5%
Vehicle crime4%

Stop & search

3.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 689m

Crime is +378% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£10,870/m²
Price per ft²£1,010/ft²
Avg floor area73.6 m²

EPC breakdown

B
45%
C
26%

Based on 71 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£184,000
Rebuild cost per m²£2,500/m²

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

Construction era2017
WallsAverage thermal transmittance 0.27 W/m²K
Roof(other premises above)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2025 · CAGR

+-5.6%

Total change

-29%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.3%

per year

Acceleration

-57.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 75 sales

Property Type Mix

Total: 75 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£920k£920k+0%25
Pandemic surge2020–2021£700k£820k+17.1%14
Rate-rise correction2022–2023£1.13m£908k-19.3%9.5
Current market2024–2025£1.07m£650k-39.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-7% alpha

Flat/maisonette-7% α
Local
-5.6%
District
1.4%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Liverpool Street StationGreater Anglia line
14.8 min walk
Hoxton

Nearby stations

Hoxton Rail StationWindrush
3 min walk
HoxtonNational Rail
3 min walk
Shoreditch High Street Rail StationWindrush
8 min walk
Old Street Underground StationNorthern
11 min walk
Haggerston Rail StationWindrush
13 min walk
No bus stops within 400m

77

Walkability score

240

Footpaths (500m)

37

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge20 min ↓
Victoria36 min ↓
Waterloo35 min ↓
Canary Wharf22 min ↓
City ★18 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)

10

EV chargers (800m)

Total spaces (800m)125
Nearest car park196m
Santander docks (800m)37
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: 0.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.9 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

32 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 · 160 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

136

Parks (1km)

180

Restaurants (800m)

66

Cafes (800m)

21

Pubs (400m)

2

Pharmacies (800m)

12

Gyms (1km)

20

Sports (1km)

5

Convenience

Nearest supermarketEarthed · 113 m
4 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

21

Late-night venues

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

2

Libraries (1km)

8

Cinemas (2km)

305m

Post office

Nearby shops

Tesco Express79 m
Shoreditch Food & Wine118 m
Bahar Minimarket244 m
Virginia Supermarket261 m

Nearby cafes

Damsel Collective79 m
Cafe Di Ross125 m
Rise & Bloom154 m
Nkora169 m

Nearby restaurants

Viet Hoa67 m
Tay Do74 m
Viet Grill78 m
Pineapple Express92 m

Nearby pubs

Great Beyond Brewery45 m
The Arcanist's Tavern87 m
Rolling Stock105 m
TT Liquor126 m

Nearby gyms

Labs fitness89 m
Reformer LDN153 m
PureGym194 m
New City Fitness221 m

Nearby pharmacies

Columbia Pharmacy425 m
Judd's Pharmacy508 m
Clarks Healthcare685 m

Nearby health

Mildmay Mission Hospital160 m
Smilestone Dental227 m
Cosmo Clinic390 m
Liberty Dentists522 m
Food hygiene (5-star)61% of 437

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 score60/100
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

73.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route4,054m
Crossrail 2 route1,500m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,934 nationally

1,447

Est. population

10,351/km²

77%

Employed

72%

Degree educated

4.8%

Claimant rate

Urban coreHigh densityYoung professionals

20

Community stability

Age profile

59%
22%
Under 1810%
18–3459%
35–4922%
50–647%
65+2%

Tenure

64%
15%
Own outright8%
Own (mortgage)12%
Private rent64%
Social rent15%
Shared ownership1%
Rent free1%

Ethnicity

29%
36%
White British29%
White Other36%
Asian13%
Black10%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine7%
No car household83%
Unemployed5%
No qualifications6%

Housing tenure (Census 2021)

Private rent64%
Social rent15%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
137
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
8
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)
69
Largest scheme
360 homes · 32 - 42, 32 - 42, Bethnal Green Road, E2
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 8GS

Full postcodeE2 8GS
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.529076
Longitude-0.076390
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