Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55930, -0.05678

E5 8BP— Hackney Downs, Hackney

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 70/100Transport 57/100Low yield 3.47%
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Strong, well-rated schools set this area apart

Area score
63
Safety
70
Schools
95
Transport
57
Environment
74
Investment
60

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Location

E5 8BP

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 8BP

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

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How E5 8BP 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

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 8 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 26 min walk

9 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

86

Road safety score

10

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.5km

Crime is +38% above London average

Property

Prices, sales volume and market trends

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 yield851 kWh/kWp/yr

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

Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
10 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
15 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
16 min walk
No bus stops within 400m

41

Walkability score

271

Footpaths (500m)

0

Santander docks (800m)

1.3 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

6

Car parks (800m)

8

EV chargers (800m)

Nearest car park353m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
The Nightingale Practice
353m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB25% green spaceTree canopy: 40%
More green space than 80% 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

10 min walk

77%

Recommend GP

77%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

19

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketSo Real · 1.2 km
8 tennis courts1 swimming pools

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)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Clapton Express120 m
Suba134 m
Star Food Centre273 m
Fairdeal Food Store339 m

Nearby cafes

Tram Store60 m
La Bottega Del Caffé393 m
Lodestar451 m
The Dialogue472 m

Nearby restaurants

Vesuvio Pizzeria156 m
Tasty Chicken165 m
Mermaid Restaurant & Take Away350 m
Wngz360 m

Nearby pubs

Clapton Hart177 m
Blondies313 m
The Crooked Billet325 m
Moyletts399 m

Nearby gyms

The Wing Chun School437 m
Anytime Fitness769 m
King's Hall Leisure Centre942 m

Nearby pharmacies

Clockwork Pharmacy1.1 km

Nearby health

E5 Acupuncture641 m
The Riverside Practice697 m
The Clapton Surgery705 m
HomeMed Healthcare828 m
Food hygiene (5-star)47% of 115

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

60

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

38.9

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,680m
Crossrail 2 route1,224m

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)
15
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
4
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
53
Largest scheme
204 homes · Leeside Wharf, Altius (Lathams Yard & Leeside and Middlesex Wharves), MOUNT PLEASANT HILL, HACKNEY, E5 9NG
Pipeline pressure
NONE

Named schemes (500m)

Former Downsview School, Former Downsview School, Tiger Way, Downs Road, E5 8QP90 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
5-17, 5-17, SOUTHWOLD ROAD, E530 homes
completed
217A, 217A, LOWER CLAPTON ROAD, E524 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 8BP

Full postcodeE5 8BP
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.559300
Longitude-0.056778
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