Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53483, -0.07110

E2 8PG— Haggerston, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 55/100Yield 3.96%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
71
Safety
69
Schools
100
Transport
55
Environment
68
Investment
66

The bottom line

E2 8PG 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 8PG 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 8PG meets your needs.

Location

E2 8PG

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 8PG

🛡️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 8PG with:

Postcode Personality

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

“High-connectivity investment target”

Share:WhatsAppShare on X

How E2 8PG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Queensbridge Primary School

Outstanding · Inspected Dec 2023 · 6 min walk

KS2: 105.0

—

Secondary

The Bridge Academy

Not yet inspected · 2 min walk

P8: +0.53A8: 55.7

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 9 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: Shoreditch Fire Station · 1.4km

Crime is +56% above London average

Property

Prices, sales volume and market trends

Avg floor area62.2 m²

EPC breakdown

C
16%
D
7%

Based on 23 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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£155,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

2002–2022 · CAGR

+6.8%

Total change

+274%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.0%

per year

Acceleration

-16.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£122k£140k+15.2%1.5
Pre-crash peak2006–2006£206k£206k+0%1
GFC & correction2011–2011£235k£235k+0%1
Brexit uncertainty2017–2017£398k£398k+0%1
Pandemic surge2020–2020£460k£460k+0%1
Rate-rise correction2022–2022£455k£455k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
16.5 min walk
Hoxton

Nearby stations

Hoxton Rail StationWindrush
6 min walk
HoxtonNational Rail
6 min walk
Haggerston Rail StationWindrush
7 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
13 min walk
London Fields Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

54

Walkability score

340

Footpaths (500m)

23

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

11

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)19
Nearest car park326m
Santander docks (800m)23
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: 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: 1.3 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 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

25 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 849 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

154

Parks (1km)

29

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Signature Brew Taproom and Venue (381 m)

Nearest supermarketEarthed · 834 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

6

Cinemas (2km)

488m

Post office

Nearby shops

Acorn's60 m
Today's Extra391 m
Better Health Bakery403 m
Sainsbury's Local441 m

Nearby cafes

Haggerston Kiosk161 m
Chalet Cafe423 m
Mel's Cafe436 m
Logma440 m

Nearby restaurants

Chicken And Cod390 m
Berber & Q391 m
The Sea, The Sea397 m
OkonomiHeads399 m

Nearby pubs

Signature Brew Taproom and Venue381 m
A Bar with Shapes for a name399 m
Equal Parts422 m
The Kings Head425 m

Nearby gyms

BFT Hackney444 m
Momentum Training446 m
PureGym545 m
Reformer LDN586 m

Nearby pharmacies

Clarks Healthcare417 m
Columbia Pharmacy684 m
Florida Pharmacy1.0 km
Old Maids Pharmacy1.0 km

Nearby health

Whiston Road Surgery440 m
Cosmo Clinic505 m
Smilestone Dental542 m
Dental Beauty Dalston630 m
Food hygiene (5-star)57% of 144

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 score26/100
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

57.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route4,789m
Crossrail 2 route1,205m

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)
70
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (3 years)
6
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
714 homes · THE HOLLY STREET ESTATE, LAND BOUNDED BY, THE HOLLY STREET ESTATE, LAND BOUNDED BY, MIDDLETON ROAD, RICHMOND RD, TO THE WEST OF QUEENSBRIDGE, E8
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
Haggerstone West and Kingsland Estates Phase 1, Haggerstone West and Kingsland Estates Phase 1, Kingsland Road, E8 2TJ367 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

Live in E2 8PG? 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 8PG.
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 8PG

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

No spam. Unsubscribe anytime.

Key facts for E2 8PG

Full postcodeE2 8PG
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.534834
Longitude-0.071100
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