Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53087, -0.07505

E2 8HR— Haggerston, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 60/100Yield 4.13%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
69
Schools
90
Transport
60
Environment
45
Investment
61

The bottom line

E2 8HR offers exceptional schools (100% Good/Outstanding) and low crime at £538,000 median — a strong choice for Families.

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Location

E2 8HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price+3.5% vs London avg
vs London crime+113.0% vs London avg

Deep-dive guides for E2 8HR

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E2 8HR 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 · 6 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 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 4 min walk

12 primaries · 7 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 865m

Crime is +113% above London average

Property

2 Jul

Prices, sales volume and market trends

£538,000

Median sale price

Above London median by 3%

£538,000 is 3% above the London median (£520,000)

-46.5%

This year

Flat

Dominant type

Price history

5-year change
-20.5%
Sales (24 months)10
New build0.0%
Avg flat£538,000
Price per m²£8,663/m²
Price per ft²£805/ft²
Avg floor area62.1 m²

EPC breakdown

B
24%
C
29%
D
5%
E
1%

Based on 59 properties · Confidence: high

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

Stamp duty

Standard buyer£14,400
First-time buyerFTB
£5,650
Additional propertyBTL/2nd
£30,540

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

£2,691/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£155,250
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
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2026 · CAGR

+2.1%

Total change

+73%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.0%

per year

Acceleration

-47.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 98 sales

Property Type Mix

Total: 98 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£170k£170k+0%5
Post-dot-com plateau2001–2004£147k£133k-9.7%10.2
Pre-crash peak2005–2007£173k£222k+28.1%3
GFC & correction2008–2012£179k£241k+34.7%2.5
Help-to-Buy recovery2013–2016£343k£305k-10.9%3.2
Brexit uncertainty2017–2018£303k£470k+55.4%2.5
Pandemic surge2020–2020£370k£370k+0%1
Rate-rise correction2023–2023£475k£475k+0%2
Current market2024–2026£536k£294k-45.1%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
4.8%
District
6.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing5
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Old Street StationNorthern line
12.7 min walk
Hoxton

Nearby stations

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

72

Walkability score

296

Footpaths (500m)

31

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

21

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)11
Nearest car park209m
Santander docks (800m)31
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 0.8 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 13%
Above average green space

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

30 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 · 351 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

156

Parks (1km)

110

Restaurants (800m)

54

Cafes (800m)

8

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

17

Sports (1km)

4

Convenience

Nearest supermarketEarthed · 323 m
3 tennis courts3 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)

166m

Post office

Nearby shops

Bahar Minimarket106 m
Fabrique141 m
Tesco Express178 m
Shoreditch Food & Wine329 m

Nearby cafes

Long White Cloud108 m
Bagel Master120 m
Hoxton Cabin132 m
gram'n degrees171 m

Nearby restaurants

Habibi Coffee83 m
The Food Court104 m
Gaia Bistro108 m
Simply The Best Fish Bar116 m

Nearby pubs

The Hoxton Hound51 m
Avora90 m
Alcotraz96 m
The Arcanist's Tavern170 m

Nearby gyms

PureGym44 m
Reformer LDN75 m
Labs fitness140 m
New City Fitness251 m

Nearby pharmacies

Columbia Pharmacy408 m
Clarks Healthcare504 m
Judd's Pharmacy616 m

Nearby health

Smilestone Dental117 m
Cosmo Clinic245 m
Mildmay Mission Hospital351 m
Whiston Road Surgery382 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

61

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score49/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

77.7

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 route4,274m
Crossrail 2 route1,396m

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

Inner cityVery 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

Price vs London+3.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
120
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (3 years)
10
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)
70
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£538,000)

£14,400

Standard buyer

£5,650

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E2 8HR

Full postcodeE2 8HR
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.530870
Longitude-0.075045
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