Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53161, -0.06994

E2 8NP— Haggerston, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 53/100Yield 4.21%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
69
Schools
90
Transport
53
Environment
69
Investment
48

The bottom line

E2 8NP offers exceptional schools (100% Good/Outstanding) and low crime at £527,500 median — a strong choice for Families.

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Location

E2 8NP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+1.4% vs London avg
vs London income-6.7% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for E2 8NP

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E2 8NP 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 · 3 min walk

★★

Secondary

Haggerston School

Good · Inspected Dec 2022 · 2 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 · 6 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

99

Road safety score

1

Accidents (5yr)

8

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: London Fire Brigade Whitechapel · 1.8km

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£527,500

Median sale price

Above London median by 1%

£527,500 is 1% above the London median (£520,000)

-5.5%

This year

Flat

Dominant type

Price history

5-year change
+8.2%
Sales (24 months)6
New build0.0%
Avg terraced£475,000
Avg flat£555,000
Price per m²£8,705/m²
Price per ft²£809/ft²
Avg floor area61.5 m²

EPC breakdown

C
11%
D
24%
E
3%

Based on 38 properties · Confidence: high

Street mix

Terraced 5%Flat 95%

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£13,875
First-time buyerFTB
£5,125
Additional propertyBTL/2nd
£29,700

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

13.5×

Price-to-income

£2,639/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£153,750
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+7.6%

Total change

+733%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.9%

per year

Acceleration

-18.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 77 sales

Property Type Mix

Total: 77 sales

Terraced5.2%
Flat/maisonette94.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£122k+104.2%4.4
Post-dot-com plateau2001–2004£147k£207k+40.8%3.8
Pre-crash peak2005–2007£220k£308k+39.9%4.3
GFC & correction2009–2012£242k£272k+12.2%1.7
Help-to-Buy recovery2013–2016£278k£480k+73%1.7
Brexit uncertainty2017–2018£500k£575k+15%2.5
Pandemic surge2020–2021£520k£488k-6.2%2.5
Rate-rise correction2022–2022£510k£510k+0%1
Current market2024–2025£555k£500k-9.9%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Flat/maisonette+1.5% α
Local
8.9%
District
7.4%

CAGR over 29yr 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 Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Whitechapel StationElizabeth line line
17.1 min walk
Hoxton

Nearby stations

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

62

Walkability score

441

Footpaths (500m)

27

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

16

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)19
Nearest car park351m
Santander docks (800m)27
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: 1.1 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 52%
More green space than 80% 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

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

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 583 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

169

Parks (1km)

42

Restaurants (800m)

26

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

11

Sports (1km)

8

Convenience

Nearest supermarketMas Bazar Bethnal Green · 634 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

7

Cinemas (2km)

224m

Post office

Nearby shops

Sainsbury's Local81 m
Maks News236 m
Get Loose246 m
Hackney Essentials247 m

Nearby cafes

The Bright Store107 m
Campania212 m
A Portuguese Love Affair237 m
Jack Garcia Coffee241 m

Nearby restaurants

The Premises Cafe128 m
Morito157 m
Tiella187 m
Indian Greedy Cow187 m

Nearby pubs

Equal Parts58 m
The Marksman89 m
The Nelson's166 m
Sager + Wilde167 m

Nearby gyms

BFT Hackney77 m
PureGym359 m
Reformer LDN392 m
Labs fitness443 m

Nearby pharmacies

Columbia Pharmacy324 m
Clarks Healthcare638 m
Florida Pharmacy673 m
Old Maids Pharmacy689 m

Nearby health

Smilestone Dental302 m
Cosmo Clinic526 m
Whiston Road Surgery576 m
Mildmay Mission Hospital583 m
Food hygiene (5-star)58% of 178

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

48

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

73.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route4,504m
Crossrail 2 route1,541m

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%
Price vs London+1.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
69
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
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)
19
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
154 - 160, 154 - 160, Hackney Road, Diss Street, E2 7QL30 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 (£527,500)

£13,875

Standard buyer

£5,125

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 8NP

Full postcodeE2 8NP
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.531613
Longitude-0.069939
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