Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55853, -0.05997

E5 8BS— Hackney Downs, Hackney

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

The family fortress

 

Schools 100%Safety 70/100Transport 55/100Yield 6.04%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
61
Safety
70
Schools
100
Transport
55
Environment
74
Investment
74

The bottom line

E5 8BS offers exceptional schools (100% Good/Outstanding) and low crime at £367,500 median — strong value for Families and Investors who can accept its trade-offs.

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

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Location

E5 8BS

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 avg price-29.3% vs London avg
vs London income-7.1% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for E5 8BS

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

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“The family fortress”

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How E5 8BS 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 · 2 min walk

KS2: 106.2

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 10 min walk

P8: +1.49A8: 64.4

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 · 27 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +38% above London average

Property

2 Jul

Prices, sales volume and market trends

£367,500

Median sale price

Bottom 25% — 29% below London median

£367,500 is 29% below the London median (£520,000)

+38.5%

This year

Flat

Dominant type

Price history

5-year change
-16.5%
Sales (24 months)8
New build0.0%
Avg flat£367,500
Price per m²£6,239/m²
Price per ft²£580/ft²
Avg floor area59.2 m²

EPC breakdown

C
54%
D
45%
E
15%

Based on 114 properties · Confidence: high

Street mix

Semi 2%Terraced 5%Detached 1%Flat 90%Other 3%

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£5,875
First-time buyerFTB
£0
Additional propertyBTL/2nd
£16,900

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

9.4×

Price-to-income

£1,838/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£148,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1998–2026 · CAGR

+7.5%

Total change

+660%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.5%

per year

Acceleration

+52.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 100 sales

Property Type Mix

Total: 100 sales

Detached1%
Semi-detached2%
Terraced5%
Flat/maisonette92%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£59k£249k+320.4%3.3
Post-dot-com plateau2001–2004£138k£218k+58%5.2
Pre-crash peak2005–2007£203k£257k+26.6%5.7
GFC & correction2008–2012£265k£228k-14%1.8
Help-to-Buy recovery2013–2016£525k£343k-34.8%2.8
Brexit uncertainty2017–2019£420k£386k-8.1%4
Pandemic surge2020–2021£411k£440k+7.2%3
Rate-rise correction2022–2023£638k£365k-42.8%2
Current market2024–2026£379k£450k+18.9%3.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
6.6%
District
7.3%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
5 min walk
ClaptonNational Rail
5 min walk
Rectory Road Rail StationWeaver · Greater Anglia
7 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
14 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

35

Walkability score

194

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

6

Car parks (800m)

7

EV chargers (800m)

Nearest car park116m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
The Nightingale Practice
116m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 4.0 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.4 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

85

Parks (1km)

16

Restaurants (800m)

7

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketSo Real · 1.2 km
7 tennis courts

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)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Clapton Express318 m
Suba324 m
Fairdeal Food Store383 m
Organic & Natural390 m

Nearby cafes

Tram Store296 m
La Bottega Del Caffé416 m
Lodestar447 m
Bake Street465 m

Nearby restaurants

Perfect Fried Chicken221 m
Tasty Chicken270 m
Vesuvio Pizzeria364 m
Abi's Corner394 m

Nearby pubs

The London Tavern234 m
Clapton Hart270 m
Blondies357 m
Moyletts405 m

Nearby gyms

The Wing Chun School501 m
Anytime Fitness533 m
King's Hall Leisure Centre960 m

Nearby pharmacies

Clockwork Pharmacy1.1 km

Nearby health

E5 Acupuncture683 m
The Riverside Practice893 m
The Clapton Surgery902 m
Clockwork Private Health Centre1.1 km
Food hygiene (5-star)49% of 109

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

74

Investment score

Strong

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
6.0% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

47.4

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 route7,516m
Crossrail 2 route1,008m

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%
Price vs London-29.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
8
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)
58
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)

Nightingale Estate Reg - Phase 3, Nightingale Estate Reg - Phase 3, Monteagle Way, Kenninghall Road, Rendlesham Road and Muir Road, E5 8BU98 homes
completed
Phase 1a, NIGHTINGALE ESTATE, Phase 1a, NIGHTINGALE ESTATE, DOWNS ROAD, E592 homes
completed
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
Nightingale Estate, phase 7b & 7c, Nightingale Estate, phase 7b & 7c, Muir Road, Florence Way, Clapton Way & Monteagle Way, E8 8PH64 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 (£367,500)

£5,875

Standard buyer

£0

First-time buyer

Save £5,875

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 8BS

Full postcodeE5 8BS
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.558535
Longitude-0.059970
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