Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53312, -0.06438

E2 8RB— Haggerston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 47/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
72
Schools
60
Transport
47
Environment
69
Investment
45

The bottom line

E2 8RB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E2 8RB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+28.0% vs London avg

Deep-dive guides for E2 8RB

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

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

“High-connectivity investment target”

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How E2 8RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Sebright School

Not yet inspected · 2 min walk

KS2: 107.1

—

Secondary

City of London Academy, Shoreditch Park

Not yet inspected · Inspected Jan 2025 · 2 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 · 11 min walk

11 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

83.2 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 518.2%

-7% vs borough

Crime by type

Other26%
Anti-social behaviour24%
Violence & sexual offences19%
Theft7%
Robbery7%
Burglary7%
Drug offences6%
Vehicle crime4%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 968m

Crime is +28% 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£7,855/m²
Price per ft²£730/ft²
Avg floor area62.8 m²

EPC breakdown

C
9%
D
5%

Based on 14 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£157,000
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 BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7.7%

Total change

+593%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.9%

per year

Acceleration

-0.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£75k£75k+0%1
Pre-crash peak2005–2007£165k£278k+68.5%1
Help-to-Buy recovery2014–2016£418k£387k-7.5%1.5
Brexit uncertainty2017–2018£481k£510k+6.1%1
Pandemic surge2021–2021£525k£525k+0%1
Rate-rise correction2023–2023£525k£525k+0%1
Current market2025–2025£520k£520k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Bethnal Green Underground StationCentral line
10.8 min walk
Cambridge Heath (London)→ Liverpool Street· 6 tph
7 min

Nearby stations

Cambridge Heath (London) Rail StationWeaver · Greater Anglia
6 min walk
Cambridge Heath (London)National Rail
6 min walk
Hoxton Rail StationWindrush
10 min walk
Bethnal Green Underground StationCentral
11 min walk
Haggerston Rail StationWindrush
12 min walk
No bus stops within 400m

58

Walkability score

264

Footpaths (500m)

21

Santander docks (800m)

0.1 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)

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Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

18

EV chargers (800m)

Total spaces (800m)36
Nearest car park86m
Santander docks (800m)21
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: 1.5 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

30 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 982 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

175

Parks (1km)

46

Restaurants (800m)

32

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

4

Convenience

Nearest supermarketMas Bazar Bethnal Green · 757 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

445m

Post office

Nearby shops

News Corner57 m
Greedy Cow Bakes174 m
Get Loose206 m
EK Bakery336 m

Nearby cafes

Logma69 m
Specialty Cafetiere180 m
Ozone Coffee Roasters229 m
Billy's Cafe233 m

Nearby restaurants

Little Georgia63 m
Zeytoona65 m
Frizzante215 m
Alby's Pizza252 m

Nearby pubs

The Virgin Queen65 m
Sebright Arms151 m
The Perseverance253 m
The Queen Adelaide375 m

Nearby gyms

Climbing District329 m
Waking Dreams352 m
BFT Hackney451 m
Fitness4Less475 m

Nearby pharmacies

Clarks Healthcare516 m
Borno608 m
Columbia Pharmacy640 m
Old Maids Pharmacy720 m

Nearby health

London Fields Medical Centre447 m
CitySmile Dental Practice558 m
The Mission Practice593 m
Bethnal Green Health Centre685 m
Food hygiene (5-star)59% of 262

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

45

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55.4

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route4,836m
Crossrail 2 route1,636m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,187 nationally

1,634

Est. population

27,327/km²

58%

Employed

46%

Degree educated

£39,200

Median income

6.6%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

22%
30%
20%
17%
Under 1822%
18–3430%
35–4920%
50–6417%
65+11%

Tenure

21%
65%
Own outright4%
Own (mortgage)10%
Private rent21%
Social rent65%
Shared ownership1%

Ethnicity

28%
15%
30%
White British28%
White Other15%
Asian12%
Black30%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine24%
No car household69%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent65%
Private rent21%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
60
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
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)

Queen Elizabeth Hospital, Queen Elizabeth Hospital, Hackney Road, Kay Street and Goldsmith's Row, E2188 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, MANSFORD STREET, CLAREDALE STREET, TEESDALE STREET, E296 homes
completed
Site Bounded By, Site Bounded By, Claredale Street, Sheldon Place, Mansford Street, E277 homes
completed
Site At North West Junction Of, Site At North West Junction Of, Old Bethnal Green Road, Mansford Street, E253 homes
completed
FORMER COUNCIL DEPOT, FORMER COUNCIL DEPOT, ADA PLACE, MARIAN SQUARE, E250 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 8RB

Full postcodeE2 8RB
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.533123
Longitude-0.064382
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