Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55460, -0.05631

E5 8EE— Hackney Downs, Hackney

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

Capital growth story in progress

 

Schools 100%Safety 63/100Transport 40/100Yield 3.81%

Best for: Most buyers

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Strong schools, limited transport — ideal for car-owning families

Liveability
62
Safety
63
Schools
95
Transport
40
Environment
75
Investment
51

The bottom line

E5 8EE offers exceptional schools (100% Good/Outstanding) and a green environment at £582,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

E5 8EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+11.9% vs London avg
vs London income-7.1% vs London avg
vs London crime+109.0% vs London avg

Deep-dive guides for E5 8EE

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

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“Capital growth story in progress”

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How E5 8EE 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 · 4 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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

136.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 448.6%

+51% vs borough

Crime by type

Other28%
Violence & sexual offences20%
Anti-social behaviour16%
Burglary13%
Theft8%
Drug offences7%
Vehicle crime5%
Robbery5%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.1km

Crime is +109% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£582,000

Median sale price

Above London median by 12%

£582,000 is 12% above the London median (£520,000)

+34.6%

This year

Flat

Dominant type

Price history

5-year change
+22.1%
Sales (24 months)7
New build0.0%
Avg terraced£650,000
Avg flat£581,000
Price per m²£10,486/m²
Price per ft²£974/ft²
Avg floor area47.9 m²

EPC breakdown

B
12%
C
120%
D
45%
E
2%
G
1%

Based on 180 properties · Confidence: high

Street mix

Terraced 29%Flat 68%Other 4%

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£16,600
First-time buyerFTB
£7,850
Additional propertyBTL/2nd
£34,060

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

14.9×

Price-to-income

£2,911/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£119,750
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 CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+791%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.2%

per year

Acceleration

+5.86

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £50k–£75k · 98 sales

Property Type Mix

Total: 98 sales

Terraced29.6%
Flat/maisonette70.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£105k+52.2%3.3
Post-dot-com plateau2001–2004£125k£250k+100%3.5
Pre-crash peak2005–2007£168k£228k+35.7%3.3
GFC & correction2008–2012£190k£240k+26.3%3.6
Help-to-Buy recovery2013–2016£321k£923k+187.4%3
Brexit uncertainty2017–2019£480k£500k+4.2%1.7
Pandemic surge2020–2021£550k£477k-13.4%2.5
Rate-rise correction2022–2023£474k£566k+19.3%3
Current market2024–2025£574k£615k+7.2%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Weakest performer

Terraced

-1.9% alpha

Flat/maisonette+1.5% α
Local
8.8%
District
7.3%
Terraced-1.9% α
Local
7%
District
8.9%

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 Volume75
Seasonal Timing0
Trend Position40

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

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

48

Walkability score

297

Footpaths (500m)

0

Santander docks (800m)

0.9 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 park197m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
The Nightingale Practice
532m

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: 3.7 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 64%
More green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.8 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

16 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 869 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

122

Parks (1km)

40

Restaurants (800m)

20

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

18

Sports (1km)

4

Convenience

Nearest supermarketGrains & Green · 1.2 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)

624m

Post office

Nearby shops

Palm Deli160 m
Organic & Natural191 m
Fairdeal Food Store197 m
Palm 2205 m

Nearby cafes

Lodestar74 m
Uchi Bake108 m
La Bottega Del Caffé139 m
Clapton Table162 m

Nearby restaurants

Uchi103 m
Feast Burgers125 m
My Neighbour the Dumplings144 m
Chestersway Chicken150 m

Nearby pubs

Moyletts126 m
The Star by Hackney Downs192 m
Blondies217 m
Biddle Bros.283 m

Nearby gyms

The Wing Chun School176 m
King's Hall Leisure Centre454 m
Anytime Fitness740 m
Paper Dress Yoga809 m

Nearby pharmacies

Clockwork Pharmacy623 m

Nearby health

E5 Acupuncture211 m
Community Health Services568 m
Clockwork Private Health Centre626 m
Food hygiene (5-star)58% of 147

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

51

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

60.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,215m
Crossrail 2 route1,287m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,375 nationally

1,411

Est. population

30,000/km²

65%

Employed

55%

Degree educated

£39,000

Median income

7.3%

Claimant rate

Inner cityVery high densityRenters

29

Community stability

Age profile

18%
39%
21%
13%
Under 1818%
18–3440%
35–4921%
50–6413%
65+9%

Tenure

15%
42%
36%
Own outright6%
Own (mortgage)15%
Private rent42%
Social rent36%
Shared ownership1%
Rent free0%

Ethnicity

31%
18%
14%
22%
White British31%
White Other18%
Asian14%
Black22%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine14%
No car household69%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent42%
Social rent36%

vs. London

Income vs London-7.1%
Price vs London+11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
50
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (3 years)
9
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
74
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
217A, 217A, LOWER CLAPTON ROAD, E524 homes
completed
SITE OF CROSSWAYS, SITE OF CROSSWAYS, ATHERDEN ROAD, LAURA PLACE (13), E523 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 (£582,000)

£16,600

Standard buyer

£7,850

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 8EE

Full postcodeE5 8EE
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.554598
Longitude-0.056315
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