Homerton · Hackney · Hackney North and Stoke Newington constituency · 51.55122, -0.05457

E5 8HP— Homerton, Hackney

Location and area intelligence for E5 8HP, Homerton, Hackney

The practical family move

 

Schools 100%Safety 59/100Transport 50/100Low yield 3.19%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
59
Schools
100
Transport
50
Environment
76
Investment
48

The bottom line

E5 8HP offers exceptional schools (100% Good/Outstanding) and a green environment at £695,000 median — strong value for Most buyers who can accept its trade-offs.

The catch: 15 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E5 8HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+33.7% vs London avg
vs London income+9.3% vs London avg
vs London crime+147.0% vs London avg

Deep-dive guides for E5 8HP

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

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“The practical family move”

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How E5 8HP 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 · 3 min walk

KS2: 106.5

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 5 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

160.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 288.2%

+79% vs borough

Crime by type

Other33%
Violence & sexual offences17%
Anti-social behaviour14%
Burglary9%
Theft8%
Vehicle crime8%
Drug offences7%
Robbery4%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

3

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 · 790m

Crime is +147% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£695,000

Median sale price

Above London median by 34%

£695,000 is 34% above the London median (£520,000)

+10.6%

This year

Flat

Dominant type

Price history

5-year change
-13.1%
Sales (24 months)6
New build0.0%
Avg flat£695,000
Price per m²£12,799/m²
Price per ft²£1,189/ft²
Avg floor area52.2 m²

EPC breakdown

C
37%
D
32%
E
8%

Based on 77 properties · Confidence: high

Street mix

Terraced 13%Flat 82%Other 6%

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£22,250
First-time buyerFTB
£22,250
Additional propertyBTL/2nd
£43,100

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

15.1×

Price-to-income

£3,477/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£130,500
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.4%

Total change

+379%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.6%

per year

Acceleration

+7.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 65 sales

Property Type Mix

Total: 65 sales

Terraced12.3%
Flat/maisonette87.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£153k£76k-50.1%2.8
Post-dot-com plateau2001–2004£170k£211k+24.1%2.5
Pre-crash peak2005–2007£219k£452k+106.2%2
GFC & correction2008–2012£280k£688k+145.7%2.3
Help-to-Buy recovery2013–2016£394k£601k+52.7%2
Brexit uncertainty2017–2019£1.62m£580k-64.2%2.7
Pandemic surge2020–2021£605k£800k+32.2%3
Rate-rise correction2023–2023£670k£670k+0%3
Current market2024–2026£642k£730k+13.8%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
8.1%
District
7.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing20
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

58

Walkability score

297

Footpaths (500m)

1

Santander docks (800m)

0.8 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)

26

EV chargers (800m)

Total spaces (800m)249
Nearest car park264m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
503m

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: 3.5 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.1 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

21 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalHomerton University Hospital · 632 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

144

Parks (1km)

58

Restaurants (800m)

26

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

19

Sports (1km)

1

Convenience

Nearest supermarketGrains & Green · 853 m
10 tennis courts2 swimming pools

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

241m

Post office

Nearby shops

Clapton Craft171 m
Nisa Local302 m
Tashin Food Centre414 m
Papo'S Bagels485 m

Nearby cafes

Black Cat Cafe69 m
Today Bread175 m
Marina Cafe187 m
T4 Tea For U202 m

Nearby restaurants

Clapton Square Brasserie108 m
Burgrill134 m
R & B141 m
Elephant160 m

Nearby pubs

The Crown189 m
The Half Crown197 m
Behind This Wall226 m
Biddle Bros.249 m

Nearby gyms

King's Hall Leisure Centre139 m
Paper Dress Yoga423 m
The Wing Chun School494 m
Doom Yoga578 m

Nearby pharmacies

Clockwork Pharmacy242 m

Nearby health

Clockwork Private Health Centre242 m
Community Health Services261 m
E5 Acupuncture310 m
Homerton University Hospital632 m
Food hygiene (5-star)60% of 192

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

48

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
3.2% (average)London avg: 3.8%Below average yield — bottom 58%
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

Very High

Demand

Very 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

59.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,930m
Crossrail 2 route1,430m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,543 nationally

1,835

Est. population

19,795/km²

70%

Employed

61%

Degree educated

£45,900

Median income

8.3%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

16%
36%
24%
16%
Under 1817%
18–3437%
35–4924%
50–6416%
65+8%

Tenure

15%
47%
29%
Own outright9%
Own (mortgage)15%
Private rent47%
Social rent28%
Shared ownership1%
Rent free0%

Ethnicity

34%
20%
23%
White British34%
White Other20%
Asian9%
Black23%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine17%
No car household69%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent47%
Social rent29%

vs. London

Income vs London+9.3%
Price vs London+33.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
69
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
9
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
15
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
73
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
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
18-24, 18-24, LOWER CLAPTON ROAD, E545 homes
completed
3-9 & YARD, 3-9 & YARD, KENMURE ROAD, DALSTON LANE (REAR OF 252-300), E838 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
22.6%
Ward turnout
40%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Zoe HolmanGreen
Anna LynchLabour
Robert ChapmanLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£695,000)

£22,250

Standard buyer

£22,250

First-time buyer

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 8HP

Full postcodeE5 8HP
Postcode districtE5
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.551215
Longitude-0.054570
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