The bottom line
E2 8GX offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors who can accept its trade-offs.
The catch: high noise levels nearby.
Check your dealbreakers
Toggle the things that matter to you — see how E2 8GX scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for E2 8GX
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Postcode Personality
“High-connectivity investment target”
How E2 8GX has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Virginia Primary School
Not yet inspected · 5 min walk
Secondary
Haggerston School
Good · Inspected Dec 2022 · 4 min walk
100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km
Childcare
Childcare
Columbia Market Nursery School
Not inspected · 3 min walk
10 primaries · 7 secondaries · 2 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
138.3 incidents per 1,000 residents
+54% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
4
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
0
Incidents (5yr)
Nearest station: Shoreditch Fire Station · 842m
Crime is +113% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 52 properties · Confidence: high
Street mix
LHA rates — Inner East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2020–2023 · CAGR
+-5.3%
Total change
-15%
Market Activity
Price Velocity & Acceleration
Current Velocity
+6.9%
per year
Acceleration
+27.52
change in velocity
Market State
Steady growth
Price Distribution
P25: £600k–£700k · P75: £700k+ · 26 sales
Property Type Mix
Total: 26 sales
By decade
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Pandemic surge | 2020–2020 | £866k | £866k | +0% | 23 |
| Rate-rise correction | 2022–2023 | £688k | £735k | +6.9% | 1.5 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-5.9% alpha
CAGR over 2yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 4
Good
Nearby stations
74
Walkability score
294
Footpaths (500m)
32
Santander docks (800m)
0.1 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
20
Car parks (800m)
9
EV chargers (800m)
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 4.8 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
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
10
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
153
Parks (1km)
144
Restaurants (800m)
58
Cafes (800m)
9
Pubs (400m)
2
Pharmacies (800m)
11
Gyms (1km)
16
Sports (1km)
5
Convenience
Nightlife (500m)
0
Nightclubs
9
Late-night venues
2
Libraries (1km)
8
Cinemas (2km)
151m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
72
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
68.3
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 5/10
Around average
Index of Multiple Deprivation
Rank: 14,374 nationally
2,633
Est. population
16,658/km²
68%
Employed
60%
Degree educated
4.8%
Claimant rate
24
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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