Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53165, -0.06860

E2 8NH— Haggerston, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 52/100Yield 3.96%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
69
Schools
90
Transport
52
Environment
69
Investment
66

The bottom line

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

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Location

E2 8NH

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 8NH

🛡️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 8NH 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

City of London Academy, Shoreditch Park

Not yet inspected · Inspected Jan 2025 · 3 min walk

P8: +0.68A8: 58.8

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 7 min walk

12 primaries · 6 secondaries · 1 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.1km

Crime is +56% above London average

Property

Prices, sales volume and market trends

Avg floor area85 m²

EPC breakdown

C
5%
D
2%
E
1%

Based on 8 properties · Confidence: low

Street mix

Terraced 6%Flat 71%Other 24%

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£212,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (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

1996–2019 · CAGR

+4.5%

Total change

+178%

Market Activity

Price Velocity & Acceleration

Current Velocity

-82.8%

per year

Acceleration

-454.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Terraced7.7%
Flat/maisonette92.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£90k£193k+114.4%1.5
Post-dot-com plateau2001–2001£174k£174k+0%2
Pre-crash peak2007–2007£205k£205k+0%1
GFC & correction2009–2011£275k£308k+11.8%1
Brexit uncertainty2018–2019£1.45m£250k-82.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.4% alpha

Flat/maisonette+4.4% α
Local
25.3%
District
20.9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bethnal Green Underground StationCentral line
12.4 min walk
Hoxton

Nearby stations

Hoxton Rail StationWindrush
6 min walk
HoxtonNational Rail
6 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
10 min walk
Haggerston Rail StationWindrush
12 min walk
Shoreditch High Street Rail StationWindrush
13 min walk
No bus stops within 400m

60

Walkability score

408

Footpaths (500m)

26

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria51 min ↑
Waterloo45 min ↑
Canary Wharf37 min ↓
City ★35 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

15

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)19
Nearest car park295m
Santander docks (800m)26
Nearest cycle dock0.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.2 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 46%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

31 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 652 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

172

Parks (1km)

29

Restaurants (800m)

20

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

10

Sports (1km)

6

Convenience

Nearest supermarketMas Bazar Bethnal Green · 605 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

7

Cinemas (2km)

309m

Post office

Nearby shops

Sainsbury's Local138 m
Get Loose153 m
Maks News229 m
Hackney Essentials246 m

Nearby cafes

The Bright Store85 m
A Portuguese Love Affair150 m
Caffe-in172 m
Beigel & Brew176 m

Nearby restaurants

Indian Greedy Cow109 m
Frizzante141 m
Tiella149 m
Lauretta's Pizzeria198 m

Nearby pubs

Equal Parts81 m
The Marksman108 m
The Nelson's185 m
The Royal Oak240 m

Nearby gyms

BFT Hackney118 m
PureGym448 m
Reformer LDN480 m
Labs fitness527 m

Nearby pharmacies

Columbia Pharmacy348 m
Florida Pharmacy628 m
Old Maids Pharmacy641 m
Fairdale Pharmacy710 m

Nearby health

Smilestone Dental387 m
Bethnal Green Health Centre602 m
Cosmo Clinic617 m
AP Dental Practice631 m
Food hygiene (5-star)58% of 177

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

66

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 score25/100
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

56.4

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route4,551m
Crossrail 2 route1,593m

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)
48
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
1
Local approval rate
0%
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)
13
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 2, Haggerstone West and Kingsland Estates Phase 2, Kingsland Road, E8 2TJ394 homes
completed
Queen Elizabeth Hospital, Queen Elizabeth Hospital, Hackney Road, Kay Street and Goldsmith's Row, E2188 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
151 - 157, 151 - 157, Gosset Street, E2 6NR51 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 8NH

Full postcodeE2 8NH
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.531645
Longitude-0.068597
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