Homerton · Hackney · Hackney North and Stoke Newington constituency · 51.55157, -0.05552

E5 8HY— Homerton, Hackney

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

The practical family move

 

Schools 100%Safety 59/100Transport 44/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
59
Schools
100
Transport
44
Environment
76
Investment
47

The bottom line

E5 8HY offers exceptional schools (100% Good/Outstanding) and a green environment — a strong choice for Most buyers.

Less suited to Families.

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Location

E5 8HY

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

Deep-dive guides for E5 8HY

🛡️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 8HY 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 24 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

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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 866m

Crime is +147% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£12,866/m²
Price per ft²£1,195/ft²
Avg floor area29.5 m²

EPC breakdown

D
6%
E
4%
G
1%

Based on 11 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£73,750
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 fuelelectricity (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

2004–2025 · CAGR

+7.9%

Total change

+398%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.3%

per year

Acceleration

-41.60

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£59k£59k+0%2
Pre-crash peak2007–2007£105k£105k+0%4
GFC & correction2008–2012£140k£102k-27.5%2
Help-to-Buy recovery2013–2016£125k£355k+184%1.2
Brexit uncertainty2017–2017£213k£213k+0%2
Pandemic surge2021–2021£245k£245k+0%1
Rate-rise correction2023–2023£343k£343k+0%1
Current market2024–2025£395k£291k-26.3%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Flat/maisonette+2.7% α
Local
7.9%
District
5.2%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

58

Walkability score

340

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

8

Car parks (800m)

23

EV chargers (800m)

Total spaces (800m)249
Nearest car park231m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
552m

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: 3.5 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

20 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 702 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

136

Parks (1km)

59

Restaurants (800m)

27

Cafes (800m)

5

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

19

Sports (1km)

2

Convenience

Nearest supermarketGrains & Green · 892 m
10 tennis courts2 swimming pools

Nightlife (500m)

0

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)

283m

Post office

Nearby shops

Clapton Craft223 m
Nisa Local278 m
Tashin Food Centre376 m
Papo'S Bagels445 m

Nearby cafes

Black Cat Cafe22 m
Today Bread204 m
Uchi Bake233 m
Marina Cafe241 m

Nearby restaurants

R & B185 m
Clapton Square Brasserie185 m
Burgrill209 m
Yard Sale Pizza211 m

Nearby pubs

The Star by Hackney Downs233 m
The Crown239 m
The Half Crown246 m
Biddle Bros.256 m

Nearby gyms

King's Hall Leisure Centre208 m
The Wing Chun School461 m
Paper Dress Yoga468 m
Doom Yoga612 m

Nearby pharmacies

Clockwork Pharmacy282 m

Nearby health

Clockwork Private Health Centre285 m
E5 Acupuncture297 m
Community Health Services335 m
Homerton University Hospital702 m
Food hygiene (5-star)59% of 195

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

47

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

56.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,936m
Crossrail 2 route1,362m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
64
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (3 years)
8
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)
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

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Key facts for E5 8HY

Full postcodeE5 8HY
Postcode districtE5
BoroughLondon Borough of Hackney
WardHomerton
Latitude51.551573
Longitude-0.055521
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