Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53119, -0.07456

E2 8LE— Haggerston, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 60/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
69
Schools
90
Transport
60
Environment
45
Investment
55

The bottom line

E2 8LE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how E2 8LE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E2 8LE meets your needs.

Location

E2 8LE

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 8LE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E2 8LE with:

Postcode Personality

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

“High-connectivity investment target”

Share:WhatsAppShare on X

How E2 8LE 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 · 7 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 · 4 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

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 · 913m

Crime is +56% 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£7,083/m²
Price per ft²£658/ft²
Avg floor area84.4 m²

EPC breakdown

B
2%
C
20%
D
6%
E
1%

Based on 29 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£211,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7.7%

Total change

+582%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.8%

per year

Acceleration

+23.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 24 sales

Property Type Mix

Total: 24 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£88k£97k+9.7%1.5
Post-dot-com plateau2002–2004£107k£182k+70.1%1.5
Pre-crash peak2005–2007£190k£210k+10.5%2
GFC & correction2008–2011£270k£293k+8.3%1
Help-to-Buy recovery2014–2016£405k£529k+30.6%1.7
Brexit uncertainty2017–2017£485k£485k+0%1
Pandemic surge2021–2021£400k£400k+0%1
Rate-rise correction2022–2022£445k£445k+0%1
Current market2025–2025£600k£600k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
11.1%
District
9.9%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing8
Trend Position40

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
13.2 min walk
Hoxton

Nearby stations

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

71

Walkability score

316

Footpaths (500m)

29

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

20

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)11
Nearest car park251m
Santander docks (800m)29
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: 0.8 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 16%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.6 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

29 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 · 392 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)

97

Restaurants (800m)

50

Cafes (800m)

7

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

16

Sports (1km)

3

Convenience

Nearest supermarketEarthed · 368 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)

7

Cinemas (2km)

147m

Post office

Nearby shops

Bahar Minimarket102 m
Fabrique127 m
Tesco Express220 m
Sainsbury's Local304 m

Nearby cafes

Long White Cloud102 m
Bagel Master162 m
Hoxton Cabin175 m
gram'n degrees215 m

Nearby restaurants

Habibi Coffee90 m
The Food Court102 m
Simply The Best Fish Bar106 m
Gaia Bistro141 m

Nearby pubs

The Hoxton Hound95 m
Avora104 m
Alcotraz126 m
Folklore164 m

Nearby gyms

PureGym78 m
Reformer LDN117 m
Labs fitness184 m
New City Fitness292 m

Nearby pharmacies

Columbia Pharmacy405 m
Clarks Healthcare481 m
Judd's Pharmacy659 m

Nearby health

Smilestone Dental122 m
Cosmo Clinic246 m
Whiston Road Surgery366 m
Mildmay Mission Hospital392 m
Food hygiene (5-star)56% of 303

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

55

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 score45/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

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

67.3

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 route4,321m
Crossrail 2 route1,387m

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
No
Article 4 area
No
Listed buildings (800m)
110
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (3 years)
8
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)
67
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
211-227, 211-227, Hackney Road, E2 8NA83 homes
completed
PHASE 1, OLD GASWORKS SITE, PHASE 1, OLD GASWORKS SITE, LABURNUM STREET, E280 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

Live in E2 8LE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E2 8LE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track E2 8LE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E2 8LE

Full postcodeE2 8LE
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.531195
Longitude-0.074556
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