Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.56138, -0.05994

E5 8AJ— Hackney Downs, Hackney

Location and area intelligence for E5 8AJ, Hackney Downs, Hackney

The practical family move

 

Schools 100%Safety 86/100Transport 54/100Yield 3.70%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
65
Safety
86
Schools
100
Transport
54
Environment
67
Investment
58

The bottom line

E5 8AJ offers exceptional schools (100% Good/Outstanding) and low crime at £600,000 median — 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

E5 8AJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+15.4% vs London avg
vs London income-7.1% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for E5 8AJ

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

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“The practical family move”

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How E5 8AJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Scholastica's Catholic Primary School

Not yet inspected · Inspected Jan 2025 · 4 min walk

KS2: 106.2

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 14 min walk

P8: +1.49A8: 64.4

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 30 min walk

9 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

32.3 incidents per 1,000 residents

Better than 77% of London
→ Stable

-64% vs borough

Crime by type

Other25%
Anti-social behaviour19%
Violence & sexual offences19%
Drug offences12%
Vehicle crime10%
Burglary10%
Robbery4%
Theft2%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.2km

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£600,000

Median sale price

Above London median by 15%

£600,000 is 15% above the London median (£520,000)

+27.6%

This year

Flat

Dominant type

Price history

5-year change
+4.3%
Sales (24 months)5
New build0.0%
Avg flat£600,000
Price per m²£9,274/m²
Price per ft²£862/ft²
Avg floor area63.6 m²

EPC breakdown

B
3%
C
73%
D
39%
E
7%
F
3%

Based on 125 properties · Confidence: high

Street mix

Terraced 19%Flat 80%Other 1%

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£17,500
First-time buyerFTB
£8,750
Additional propertyBTL/2nd
£35,500

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

15.4×

Price-to-income

£3,001/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£159,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1995–2025 · CAGR

+6.3%

Total change

+529%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.1%

per year

Acceleration

+29.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 110 sales

Property Type Mix

Total: 110 sales

Terraced20%
Flat/maisonette80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£103k£282k+173.3%3.3
Post-dot-com plateau2001–2004£167k£182k+9.3%6.2
Pre-crash peak2005–2007£271k£463k+70.7%4.3
GFC & correction2008–2012£581k£358k-38.4%3.2
Help-to-Buy recovery2013–2016£471k£638k+35.5%2.8
Brexit uncertainty2017–2019£410k£618k+50.6%3
Pandemic surge2020–2021£1.32m£575k-56.4%3
Rate-rise correction2022–2023£367k£640k+74.4%2
Current market2024–2025£558k£648k+16.1%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Weakest performer

Terraced

-2.4% alpha

Flat/maisonette+1.5% α
Local
8.8%
District
7.3%
Terraced-2.4% α
Local
12.9%
District
15.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Clapton→ Liverpool Street· 4 tph
13 min

Nearby stations

Clapton Rail StationWeaver · Greater Anglia
3 min walk
ClaptonNational Rail
3 min walk
Rectory Road Rail StationWeaver · Greater Anglia
8 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
12 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
18 min walk
No bus stops within 400m

37

Walkability score

162

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria55 min ↑
Waterloo58 min ↑
Canary Wharf50 min ↑
City ★45 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

4

Car parks (800m)

5

EV chargers (800m)

Nearest car park379m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
The Nightingale Practice
379m

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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 89% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.2 km

Energy

Solar: 851 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 yield850.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FOUNTAYNE ROAD MEDICAL PRACTICE

1A FOUNTAYNE ROAD, N16 7EA

6 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

13

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketSo Real · 917 m
5 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Star Food Centre200 m
Tesco Express255 m
Suba258 m
Clapton Express268 m

Nearby cafes

The Dialogue255 m
Tram Store333 m
E5 Cafe and Restaurant492 m
Bake Street553 m

Nearby restaurants

79 Clapton215 m
Sodo Pizza249 m
Wu266 m
Perfect Fried Chicken377 m

Nearby pubs

The Crooked Billet207 m
The Royal Sovereign266 m
The London Tavern379 m
Clapton Hart478 m

Nearby gyms

Anytime Fitness743 m
The Wing Chun School743 m

Nearby health

The Riverside Practice675 m
The Clapton Surgery685 m
HomeMed Healthcare776 m
E5 Acupuncture944 m
Food hygiene (5-star)49% of 97

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

E

High street health

Investment

Investment grade, yield and market outlook

58

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

59

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,812m
Crossrail 2 route991m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,378 nationally

1,608

Est. population

18,864/km²

65%

Employed

58%

Degree educated

£39,000

Median income

9.5%

Claimant rate

Urban coreVery high densityYoung professionals

38

Community stability

Age profile

23%
30%
28%
13%
Under 1823%
18–3430%
35–4928%
50–6413%
65+6%

Tenure

14%
24%
32%
31%
Own outright14%
Own (mortgage)24%
Private rent32%
Social rent31%
Shared ownership0%
Rent free0%

Ethnicity

33%
21%
20%
White British33%
White Other21%
Asian12%
Black20%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household56%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Private rent32%
Social rent31%

vs. London

Income vs London-7.1%
Price vs London+15.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
57
Largest scheme
98 homes · Nightingale Estate Reg - Phase 3, Nightingale Estate Reg - Phase 3, Monteagle Way, Kenninghall Road, Rendlesham Road and Muir Road, E5 8BU
Pipeline pressure
NONE

Named schemes (500m)

84, 84, Northwold Road, E5 8RL62 homes
completed
Former Depot Site, Former Depot Site, Rossington Street, E5 8SP43 homes
completed
83, 83, Upper Clapton Road, 16 Rossendale Street, E5 9BU39 homes
completed
Upper Clapton United Reformed Church, 85a, UPPER CLAPTON ROAD, HACKNEY, E5 9BU27 homes
completed
Upper Clapton United Reformed Church, Upper Clapton United Reformed Church, Clapton Road, E5 9BU27 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
22.3%
Ward turnout
44%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Alastair Binnie-LubbockGreen
Laura-Louise FairleyGreen
Dylan LawGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£600,000)

£17,500

Standard buyer

£8,750

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 E5 8AJ

Full postcodeE5 8AJ
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.561385
Longitude-0.059936
Parliamentary constituencyHackney North and Stoke Newington
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