Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53322, -0.07287

E2 8LN— Haggerston, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 62/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
71
Safety
80
Schools
90
Transport
62
Environment
46
Investment
51

The bottom line

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

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Location

E2 8LN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.3% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for E2 8LN

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

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“The family fortress”

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How E2 8LN 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 · 6 min walk

★★

Secondary

Haggerston School

Good · Inspected Dec 2022 · 1 min walk

P8: +0.21A8: 48.7

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.9 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-25% vs borough

Crime by type

Other29%
Violence & sexual offences27%
Robbery11%
Anti-social behaviour9%
Drug offences8%
Vehicle crime8%
Theft5%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.1km

Crime is +4% above London average

Property

1 May

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£3,766/m²
Price per ft²£350/ft²
Avg floor area48.1 m²

EPC breakdown

C
4%
D
25%
E
22%

Based on 51 properties · Confidence: high

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£120,250
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2024 · CAGR

+1.5%

Total change

+31%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.1%

per year

Acceleration

+18.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£137k£137k+0%2
Help-to-Buy recovery2013–2013£145k£145k+0%1
Current market2024–2024£180k£180k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Hoxton Rail StationWindrush
3 min walk
HoxtonNational Rail
3 min walk
Haggerston Rail StationWindrush
8 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
14 min walk
Shoreditch High Street Rail StationWindrush
14 min walk
No bus stops within 400m

61

Walkability score

326

Footpaths (500m)

25

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

16

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)19
Nearest car park379m
Santander docks (800m)25
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: 1.1 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 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

27 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 639 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

52

Restaurants (800m)

30

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

10

Sports (1km)

4

Convenience

Nearest supermarketEarthed · 619 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

7

Cinemas (2km)

295m

Post office

Nearby shops

Fabrique238 m
Acorn's263 m
Bahar Minimarket311 m
Today's Extra311 m

Nearby cafes

Haggerston Kiosk239 m
Mel's Cafe265 m
Coffee & Cates281 m
Long White Cloud309 m

Nearby restaurants

Morito255 m
The Premises Cafe259 m
Yard Sale Pizza288 m
Simply The Best Fish Bar302 m

Nearby pubs

Sager + Wilde253 m
Folklore282 m
Equal Parts327 m
The Hoxton Hound335 m

Nearby gyms

PureGym330 m
BFT Hackney331 m
Reformer LDN370 m
Labs fitness437 m

Nearby pharmacies

Clarks Healthcare368 m
Columbia Pharmacy533 m
Florida Pharmacy937 m

Nearby health

Whiston Road Surgery320 m
Cosmo Clinic322 m
Smilestone Dental336 m
Mildmay Mission Hospital639 m
Food hygiene (5-star)52% of 184

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

51

Investment score

Moderate

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

71.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route4,574m
Crossrail 2 route1,276m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,955 nationally

1,709

Est. population

21,274/km²

62%

Employed

51%

Degree educated

£43,400

Median income

6.7%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

33

Community stability

Age profile

17%
35%
21%
15%
Under 1817%
18–3435%
35–4921%
50–6416%
65+11%

Tenure

21%
60%
Own outright5%
Own (mortgage)7%
Private rent21%
Social rent60%
Shared ownership7%
Rent free0%

Ethnicity

29%
19%
26%
White British29%
White Other19%
Asian9%
Black26%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household70%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Social rent60%
Private rent21%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
78
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (3 years)
4
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)
23
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)

Haggerstone West and Kingsland Estates Phase 1, Haggerstone West and Kingsland Estates Phase 1, Kingsland Road, E8 2TJ367 homes
completed
97-137, 97-137, Hackney Road, E2 8ET183 homes
completed
Adelaide Wharf and 118 - 120, Adelaide Wharf and 118 - 120, Queensbridge Road, E2 8PD147 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

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 8LN

Full postcodeE2 8LN
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.533217
Longitude-0.072870
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