Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53043, -0.07397

E2 8HF— Haggerston, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 59/100Yield 3.96%

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
70
Safety
69
Schools
90
Transport
59
Environment
46
Investment
70

The bottom line

E2 8HF 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.

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Location

E2 8HF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for E2 8HF

🛡️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 8HF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Columbia Primary School

Good · Inspected Jul 2023 · 4 min walk

★★

Secondary

Haggerston School

Good · Inspected Dec 2022 · 3 min walk

P8: +0.21A8: 48.7

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 3 min walk

12 primaries · 6 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

101.7 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 1920.0%

+13% vs borough

Crime by type

Other27%
Violence & sexual offences20%
Anti-social behaviour16%
Theft12%
Burglary8%
Robbery7%
Drug offences6%
Vehicle crime2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

87

Road safety score

5

Accidents (5yr)

2

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 905m

Crime is +56% above London average

Property

Prices, sales volume and market trends

Avg floor area60.7 m²

EPC breakdown

B
1%
C
10%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£151,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsTimber frame, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2019 · CAGR

+6.5%

Total change

+56%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.2%

per year

Acceleration

+30.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£276k£276k+0%2
Help-to-Buy recovery2013–2013£304k£304k+0%6
Brexit uncertainty2019–2019£430k£430k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
10.3%
District
8.7%

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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Liverpool Street StationGreater Anglia line
17.2 min walk
Hoxton

Nearby stations

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

73

Walkability score

317

Footpaths (500m)

30

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

19

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)11
Nearest car park281m
Santander docks (800m)30
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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.8 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 52%
More green space than 78% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 320 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

157

Parks (1km)

117

Restaurants (800m)

54

Cafes (800m)

7

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

16

Sports (1km)

5

Convenience

Nearest supermarketEarthed · 307 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

2

Libraries (1km)

8

Cinemas (2km)

89m

Post office

Nearby shops

Bahar Minimarket21 m
Tesco Express158 m
Fabrique219 m
Sainsbury's Local267 m

Nearby cafes

Long White Cloud24 m
Bagel Master197 m
Hoxton Cabin205 m
gram'n degrees239 m

Nearby restaurants

Habibi Coffee6 m
The Food Court18 m
Simply The Best Fish Bar37 m
Gaia Bistro75 m

Nearby pubs

Avora19 m
Alcotraz58 m
Folklore118 m
The Hoxton Hound132 m

Nearby gyms

PureGym58 m
Reformer LDN84 m
Labs fitness137 m
BFT Hackney291 m

Nearby pharmacies

Columbia Pharmacy319 m
Clarks Healthcare575 m
Judd's Pharmacy681 m
Florida Pharmacy782 m

Nearby health

Smilestone Dental29 m
Mildmay Mission Hospital320 m
Cosmo Clinic332 m
Whiston Road Surgery459 m
Food hygiene (5-star)58% of 332

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

70

Investment score

Strong

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 score48/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

64.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route4,261m
Crossrail 2 route1,480m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,920 nationally

1,987

Est. population

10,873/km²

68%

Employed

58%

Degree educated

£39,200

Median income

6.0%

Claimant rate

Inner cityHigh densityYoung professionals

30

Community stability

Age profile

19%
39%
25%
Under 1819%
18–3439%
35–4925%
50–6412%
65+5%

Tenure

16%
41%
36%
Own outright6%
Own (mortgage)16%
Private rent41%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

29%
26%
19%
White British29%
White Other26%
Asian12%
Black19%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household73%
Unemployed8%
No qualifications14%

Housing tenure (Census 2021)

Private rent41%
Social rent36%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
114
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (3 years)
6
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)
62
Largest scheme
394 homes · Haggerstone West and Kingsland Estates Phase 2, Haggerstone West and Kingsland Estates Phase 2, Kingsland Road, E8 2TJ
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
211-227, 211-227, Hackney Road, E2 8NA83 homes
completed
1-13, 1-13, Long Street, Hackney, E2 8HJ73 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 8HF

Full postcodeE2 8HF
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.530430
Longitude-0.073968
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