Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53533, -0.06713

E2 8RU— Haggerston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 44/100Yield 3.96%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
72
Schools
60
Transport
44
Environment
68
Investment
56

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E2 8RU 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 8RU meets your needs.

Location

E2 8RU

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 8RU

🛡️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 8RU with:

Postcode Personality

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

“High-connectivity investment target”

Share:WhatsAppShare on X

How E2 8RU 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 · 3 min walk

P8: +0.68A8: 58.8

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 11 min walk

10 primaries · 6 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.3km

Crime is +28% above London average

Property

Prices, sales volume and market trends

Avg floor area64.8 m²

EPC breakdown

C
20%
D
8%
E
1%

Based on 29 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£162,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

2000–2021 · CAGR

+9.3%

Total change

+543%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.2%

per year

Acceleration

-160.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£56k£56k+0%1
Post-dot-com plateau2001–2004£98k£125k+28.2%1
Pre-crash peak2007–2007£210k£210k+0%1
GFC & correction2008–2009£242k£275k+13.6%1.5
Help-to-Buy recovery2014–2014£165k£165k+0%1
Brexit uncertainty2018–2018£410k£410k+0%1
Pandemic surge2021–2021£360k£360k+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.5% alpha

Flat/maisonette-2.5% α
Local
3.1%
District
5.6%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

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 Velocity100
Trend Position75

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
14.5 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
9 min walk
HaggerstonNational Rail
9 min walk
Hoxton Rail StationWindrush
9 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
10 min walk
London Fields Rail StationGreater Anglia · Weaver
11 min walk
No bus stops within 400m

53

Walkability score

304

Footpaths (500m)

20

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

7

Car parks (800m)

18

EV chargers (800m)

Total spaces (800m)19
Nearest car park153m
Santander docks (800m)20
Nearest cycle dock0.2 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: 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 AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 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

26 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 1.0 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

26

Restaurants (800m)

25

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketMas Bazar Bethnal Green · 993 m
2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

4

Cinemas (2km)

403m

Post office

Nearby shops

Acorn's221 m
News Corner297 m
EK Bakery324 m
Pavilion377 m

Nearby cafes

Haggerston Kiosk241 m
Logma271 m
Katsute100 Broadway Market339 m
Market Cafe355 m

Nearby restaurants

Little Georgia263 m
Zeytoona266 m
Sune306 m
Alby's Pizza317 m

Nearby pubs

The Virgin Queen267 m
The Perseverance318 m
The Dove394 m
Off Broadway459 m

Nearby gyms

Waking Dreams387 m
Climbing District478 m
BFT Hackney525 m
Momentum Training633 m

Nearby pharmacies

Clarks Healthcare469 m
Columbia Pharmacy769 m
Florida Pharmacy987 m
Old Maids Pharmacy989 m

Nearby health

London Fields Medical Centre417 m
CitySmile Dental Practice676 m
Whiston Road Surgery721 m
Smilestone Dental727 m
Food hygiene (5-star)61% of 155

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

56

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

46.9

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route4,960m
Crossrail 2 route1,326m

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)
71
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
4
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)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
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
Haggerstone West and Kingsland Estates Phase 1, Haggerstone West and Kingsland Estates Phase 1, Kingsland Road, E8 2TJ367 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
SITE BOUNDED BY, SITE BOUNDED BY, GOLDSMITHS ROW, KAY STREET, E246 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 8RU? 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 8RU.
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 8RU

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

No spam. Unsubscribe anytime.

Key facts for E2 8RU

Full postcodeE2 8RU
Postcode districtE2
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.535326
Longitude-0.067129
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