Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55603, -0.05627

E5 8DA— Hackney Downs, Hackney

Location and area intelligence for E5 8DA, 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 67/100Transport 43/100Low yield 3.47%
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Strong, well-rated schools set this area apart

Area score
63
Safety
67
Schools
95
Transport
43
Environment
75
Investment
54

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Location

E5 8DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-7.1% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for E5 8DA

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

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How E5 8DA 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 · 3 min walk

KS2: 108.7

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 4 min walk

P8: +0.87A8: 58.0

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 · 22 min walk

10 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

108.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 300.0%

+21% vs borough

Crime by type

Other29%
Anti-social behaviour17%
Drug offences13%
Violence & sexual offences13%
Theft11%
Robbery7%
Vehicle crime6%
Burglary4%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

87

Road safety score

5

Accidents (5yr)

2

KSI (5yr)

6

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.2km

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area42.8 m²

EPC breakdown

B
1%
C
20%
D
23%
E
4%

Based on 48 properties · Confidence: high

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
Rebuild cost estimate£107,000
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 Distribution

P25: £250k–£300k · P75: £250k–£300k · 2 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2022–2022£250k£250k+0%2

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 3

Moderate

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

Nearby stations

Clapton Rail StationWeaver · Greater Anglia
8 min walk
ClaptonNational Rail
8 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
11 min walk
Rectory Road Rail StationWeaver · Greater Anglia
11 min walk
Hackney Central Rail StationMildmay
12 min walk
No bus stops within 400m

45

Walkability score

273

Footpaths (500m)

0

Santander docks (800m)

1.0 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

7

Car parks (800m)

18

EV chargers (800m)

Nearest car park338m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
The Nightingale Practice
431m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.8 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 37%
More green space than 83% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.6 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

14 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 957 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

31

Restaurants (800m)

13

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

4

Convenience

Nearest supermarketGrains & Green · 1.4 km
10 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

757m

Post office

Nearby shops

Organic & Natural49 m
Fairdeal Food Store50 m
Palm Deli123 m
Palm 2142 m

Nearby cafes

La Bottega Del Caffé38 m
Lodestar85 m
Clapton Table264 m
Uchi Bake265 m

Nearby restaurants

Abi's Corner27 m
Rite Away33 m
Wngz43 m
Mermaid Restaurant & Take Away49 m

Nearby pubs

Moyletts33 m
Blondies61 m
Clapton Hart191 m
The Star by Hackney Downs339 m

Nearby gyms

The Wing Chun School135 m
King's Hall Leisure Centre591 m
Anytime Fitness722 m
Paper Dress Yoga966 m

Nearby pharmacies

Clockwork Pharmacy781 m

Nearby health

E5 Acupuncture304 m
Community Health Services693 m
Clockwork Private Health Centre783 m
The Riverside Practice1.0 km
Food hygiene (5-star)56% of 117

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

54

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

47.8

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,361m
Crossrail 2 route1,281m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,496 nationally

1,323

Est. population

8,582/km²

74%

Employed

64%

Degree educated

£39,000

Median income

8.7%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

17%
38%
28%
Under 1817%
18–3438%
35–4928%
50–6412%
65+5%

Tenure

30%
33%
27%
Own outright9%
Own (mortgage)30%
Private rent33%
Social rent27%
Shared ownership3%

Ethnicity

39%
20%
14%
White British39%
White Other20%
Asian13%
Black14%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine13%
No car household69%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent33%
Social rent27%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
40
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
7
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)
77
Largest scheme
268 homes · Pembury Circus, Pembury Circus, land at junction of, DALSTON LANE, and Pembury, HACKNEY, E8 1FA
Pipeline pressure
NONE

Named schemes (500m)

Former Downsview School, Former Downsview School, Tiger Way, Downs Road, E5 8QP90 homes
completed
SITE OF THE MOTHERS HOSPITAL, SITE OF THE MOTHERS HOSPITAL, LOWER CLAPTON ROAD, E576 homes
completed
144 - 146, 144 - 146, Lower Clapton Road, E5 0QJ37 homes
completed
35-41, 35-41, Lea Bridge Road, E5 9QB30 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 8DA

Full postcodeE5 8DA
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.556027
Longitude-0.056268
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