Hackney Central · Hackney · Hackney North and Stoke Newington constituency · 51.55011, -0.05749

E5 8HJ— Hackney Central, Hackney

Location and area intelligence for E5 8HJ, Hackney Central, Hackney

City living at its best

 

Schools 100%Safety 42/100Transport 51/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
60
Safety
42
Schools
100
Transport
51
Environment
75
Investment
45

The bottom line

E5 8HJ offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

E5 8HJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+309.0% vs London avg

Deep-dive guides for E5 8HJ

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks⚠️ High crime🍕 Buzzing

“City living at its best”

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How E5 8HJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Olive School, Hackney

Not yet inspected · Inspected May 2025 · 4 min walk

KS2: 106.5

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 4 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 · 17 min walk

9 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

265.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 343.4%

+196% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other35%
Violence & sexual offences18%
Anti-social behaviour14%
Theft10%
Robbery7%
Drug offences6%
Burglary5%
Vehicle crime5%

Stop & search

5.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 954m

Crime is +309% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,142/m²
Price per ft²£571/ft²
Avg floor area65.3 m²

EPC breakdown

B
3%
C
13%
D
4%

Based on 20 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£163,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
RoofPitched, limited insulation (assumed)
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

2002–2025 · CAGR

+6.6%

Total change

+339%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.1%

per year

Acceleration

-59.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£94k£130k+38.3%1
Pre-crash peak2006–2006£158k£158k+0%1
Help-to-Buy recovery2013–2013£224k£224k+0%2
Brexit uncertainty2017–2017£387k£387k+0%1
Rate-rise correction2022–2022£530k£530k+0%1
Current market2025–2025£413k£413k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
5.2%
District
5.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Hackney Central

Nearby stations

Hackney Downs Rail StationWeaver · Greater Anglia
3 min walk
Hackney Central Rail StationMildmay
4 min walk
Hackney CentralNational Rail
4 min walk
London Fields Rail StationGreater Anglia · Weaver
12 min walk
Homerton Rail StationMildmay
14 min walk
No bus stops within 400m

59

Walkability score

337

Footpaths (500m)

1

Santander docks (800m)

0.6 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria41 min ↑
Waterloo45 min ↑
Canary Wharf39 min ↓
City ★31 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)

25

EV chargers (800m)

Total spaces (800m)249
Nearest car park246m
Santander docks (800m)1
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
451m

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: 3.2 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 10%
More green space than 85% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.3 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

14 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 833 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

133

Parks (1km)

62

Restaurants (800m)

28

Cafes (800m)

6

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

25

Sports (1km)

3

Convenience

Nearest supermarketGrains & Green · 747 m
12 tennis courts4 swimming pools

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

117m

Post office

Nearby shops

Nisa Local66 m
Tashin Food Centre181 m
Papo'S Bagels253 m
Sea Salt Food & Wine403 m

Nearby cafes

Fig House87 m
Black Cat Cafe195 m
T4 Tea For U207 m
Incoming Coffee212 m

Nearby restaurants

JFB Jerk Grill96 m
Ace Pizza151 m
Palaette176 m
Kebab Fellas179 m

Nearby pubs

Pembury Tavern150 m
Behind This Wall186 m
The Half Crown215 m
The Crown216 m

Nearby gyms

King's Hall Leisure Centre364 m
Paper Dress Yoga364 m
Doom Yoga464 m
Small Pilates503 m

Nearby pharmacies

Clockwork Pharmacy211 m
Sonigra Pharmacy1.2 km

Nearby health

Clockwork Private Health Centre218 m
Community Health Services466 m
E5 Acupuncture507 m
The Sandringham Practice688 m
Food hygiene (5-star)60% of 209

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

45

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

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

8/100

Velocity score

Future outlook

56.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,730m
Crossrail 2 route1,235m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,348 nationally

1,885

Est. population

14,737/km²

68%

Employed

56%

Degree educated

£45,900

Median income

7.5%

Claimant rate

Inner cityHigh densityYoung professionals

31

Community stability

Age profile

16%
42%
22%
Under 1816%
18–3442%
35–4922%
50–6412%
65+9%

Tenure

14%
38%
36%
Own outright9%
Own (mortgage)14%
Private rent38%
Social rent36%
Shared ownership2%

Ethnicity

33%
21%
22%
White British33%
White Other21%
Asian9%
Black22%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine17%
No car household73%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent38%
Social rent36%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
71
Live planning apps (800m)
33
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
8
Major developments (800m)
1
Planning apps (3 years)
7
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
70
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)

Pembury Circus, Pembury Circus, land at junction of, DALSTON LANE, and Pembury, HACKNEY, E8 1FA268 homes
completed
Junction 67, 7, Junction 67, 7, Marcon Place, E890 homes
completed
SITE OF THE MOTHERS HOSPITAL, SITE OF THE MOTHERS HOSPITAL, LOWER CLAPTON ROAD, E576 homes
completed
The Rectory, St John at Hackney, The Rectory, St John at Hackney, Lower Clapton Road, E5 0PD57 homes
completed
COMMUNITY COLLEGE & LAND ADJOINING, COMMUNITY COLLEGE & LAND ADJOINING, DALSTON LANE, AMHURST ROAD, E857 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.8%
Ward turnout
40%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Izzy Castello-CortesGreen
Pascale Frazer-CarrollGreen
James TildenGreen

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Key facts for E5 8HJ

Full postcodeE5 8HJ
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.550112
Longitude-0.057487
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