Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55913, -0.05868

E5 8AS— Hackney Downs, Hackney

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

The family fortress

 

Schools 100%Safety 70/100Transport 56/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
70
Schools
95
Transport
56
Environment
74
Investment
47

The bottom line

E5 8AS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E5 8AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-7.1% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for E5 8AS

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E5 8AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Nightingale Primary School

Good · Inspected Jun 2023 · 5 min walk

KS2: 108.7

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 11 min walk

P8: +1.49A8: 64.4

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 27 min walk

10 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

89.8 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 275.6%

0% vs borough

Crime by type

Other30%
Anti-social behaviour23%
Violence & sexual offences21%
Vehicle crime8%
Theft6%
Burglary5%
Drug offences4%
Robbery3%

Stop & search

1.2

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: Homerton Fire Station · 1.6km

Crime is +38% 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.

E5 district median

£640,000

Based on 287 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,280/m²
Price per ft²£491/ft²
Avg floor area56.9 m²

EPC breakdown

C
7%
D
9%
E
1%

Based on 17 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 yield851 kWh/kWp/yr
Rebuild cost estimate£142,250
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

2007–2024 · CAGR

+4.2%

Total change

+101%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.5%

per year

Acceleration

-65.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£150k£150k+0%1
GFC & correction2010–2010£161k£161k+0%2
Help-to-Buy recovery2013–2016£225k£330k+46.7%1
Current market2024–2024£302k£302k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

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
4 min walk
ClaptonNational Rail
4 min walk
Rectory Road Rail StationWeaver · Greater Anglia
8 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
15 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

36

Walkability score

246

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria50 min ↑
Waterloo52 min ↑
Canary Wharf46 min ↑
City ★39 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

8

Car parks (800m)

7

EV chargers (800m)

Nearest car park226m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
The Nightingale Practice
226m

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: 4.1 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.3 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

9 min walk

77%

Recommend GP

77%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

15

Restaurants (800m)

7

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

3

Convenience

Nearest supermarketSo Real · 1.2 km
8 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)

1.1km

Post office

Nearby shops

Clapton Express206 m
Suba213 m
Star Food Centre310 m
Fairdeal Food Store373 m

Nearby cafes

Tram Store189 m
La Bottega Del Caffé418 m
Lodestar463 m
The Dialogue480 m

Nearby restaurants

Tasty Chicken221 m
Vesuvio Pizzeria277 m
Perfect Fried Chicken315 m
Mermaid Restaurant & Take Away385 m

Nearby pubs

Clapton Hart227 m
The London Tavern326 m
Blondies346 m
The Crooked Billet355 m

Nearby gyms

The Wing Chun School487 m
Anytime Fitness644 m
King's Hall Leisure Centre974 m

Nearby pharmacies

Clockwork Pharmacy1.1 km

Nearby health

E5 Acupuncture683 m
The Riverside Practice785 m
The Clapton Surgery794 m
HomeMed Healthcare910 m
Food hygiene (5-star)48% of 107

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

47

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

52.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,612m
Crossrail 2 route1,093m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,449 nationally

1,714

Est. population

22,089/km²

59%

Employed

46%

Degree educated

£39,000

Median income

9.2%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

24%
29%
24%
16%
Under 1824%
18–3429%
35–4924%
50–6416%
65+8%

Tenure

15%
26%
49%
Own outright8%
Own (mortgage)15%
Private rent26%
Social rent49%
Shared ownership2%
Rent free0%

Ethnicity

26%
16%
14%
30%
White British26%
White Other16%
Asian14%
Black30%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household65%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent49%
Private rent26%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
4
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)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
61
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)

Former Downsview School, Former Downsview School, Tiger Way, Downs Road, E5 8QP90 homes
completed
NIGHTINGALE ESTATE, Phase 2, NIGHTINGALE ESTATE, Phase 2, DOWNS ROAD, E5 8DS68 homes
completed
83, 83, Upper Clapton Road, 16 Rossendale Street, E5 9BU39 homes
completed
35-41, 35-41, Lea Bridge Road, E5 9QB30 homes
completed
Upper Clapton United Reformed Church, 85a, UPPER CLAPTON ROAD, HACKNEY, 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

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Key facts for E5 8AS

Full postcodeE5 8AS
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.559134
Longitude-0.058675
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