Hackney Central · Hackney · Hackney South and Shoreditch constituency · 51.55239, -0.05918

E5 8LE— Hackney Central, Hackney

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

The family fortress

 

Schools 100%Safety 78/100Transport 46/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
78
Schools
95
Transport
46
Environment
76
Investment
44

The bottom line

E5 8LE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E5 8LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.5% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for E5 8LE

🛡️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🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E5 8LE 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 · 5 min walk

KS2: 108.7

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 2 min walk

P8: +1.49A8: 64.4

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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.3 incidents per 1,000 residents

Better than 69% of London
↑ Rising 458.3%

from a low base — still below London average

-53% vs borough

Crime by type

Other31%
Violence & sexual offences24%
Drug offences13%
Vehicle crime10%
Theft9%
Burglary7%
Robbery3%
Anti-social behaviour1%

Stop & search

1.9

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 · 1.1km

Crime is 35% below 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£7,631/m²
Price per ft²£709/ft²
Avg floor area59 m²

EPC breakdown

C
17%
D
7%
E
1%

Based on 25 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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£147,500
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)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2026 · CAGR

+5.6%

Total change

+231%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.7%

per year

Acceleration

-36.39

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£139k£139k+0%2
Pre-crash peak2006–2007£130k£250k+92.3%1
GFC & correction2008–2010£229k£170k-25.8%1
Help-to-Buy recovery2015–2015£338k£338k+0%2
Brexit uncertainty2017–2019£410k£460k+12.2%1
Pandemic surge2020–2020£375k£375k+0%1
Rate-rise correction2022–2023£276k£328k+18.8%1
Current market2025–2026£453k£460k+1.7%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
5.6%
District
4.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hackney Downs→ Liverpool Street· 12 tph
9 min

Nearby stations

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

51

Walkability score

222

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)

20

EV chargers (800m)

Total spaces (800m)249
Nearest car park18m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
The Nightingale Practice
658m
🅿️
Tesco Customer Car Park249 spaces· no
728m

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: 3.4 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% 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

18 min walk

77%

Recommend GP

77%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 968 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

45

Restaurants (800m)

23

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

21

Sports (1km)

3

Convenience

Nearest supermarketGrains & Green · 1.0 km
10 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

334m

Post office

Nearby shops

Tashin Food Centre307 m
Nisa Local308 m
Papo'S Bagels345 m
Palm Deli475 m

Nearby cafes

Uchi Bake263 m
Black Cat Cafe277 m
GOLDIE SALOON289 m
Fig House293 m

Nearby restaurants

Uchi265 m
JFB Jerk Grill294 m
Ace Pizza338 m
Dixy Chicken363 m

Nearby pubs

The Star by Hackney Downs128 m
Pembury Tavern341 m
Moyletts424 m
Biddle Bros.444 m

Nearby gyms

King's Hall Leisure Centre476 m
The Wing Chun School491 m
Paper Dress Yoga641 m
Anytime Fitness670 m

Nearby pharmacies

Clockwork Pharmacy472 m

Nearby health

E5 Acupuncture431 m
Clockwork Private Health Centre478 m
Community Health Services604 m
The Sandringham Practice714 m
Food hygiene (5-star)56% of 169

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

E

High street health

Investment

Investment grade, yield and market outlook

44

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

45.7

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,909m
Crossrail 2 route1,103m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,085 nationally

1,585

Est. population

30,000/km²

57%

Employed

35%

Degree educated

£37,600

Median income

11.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

29%
22%
20%
20%
Under 1829%
18–3422%
35–4920%
50–6420%
65+8%

Tenure

13%
71%
Own outright6%
Own (mortgage)9%
Private rent14%
Social rent71%
Shared ownership1%

Ethnicity

14%
19%
44%
White British14%
White Other9%
Asian19%
Black44%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine32%
No car household64%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent71%
Private rent14%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
48
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
62
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
Former Downsview School, Former Downsview School, Tiger Way, Downs Road, E5 8QP90 homes
completed
NIGHTINGALE ESTATE, Phase 2, NIGHTINGALE ESTATE, Phase 2, DOWNS ROAD, E5 8DS68 homes
completed
COMMUNITY COLLEGE & LAND ADJOINING, COMMUNITY COLLEGE & LAND ADJOINING, DALSTON LANE, AMHURST ROAD, E857 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
Green
Ward majority vote
18.8%
Ward turnout
40%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
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 8LE

Full postcodeE5 8LE
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.552389
Longitude-0.059179
Parliamentary constituencyHackney South and Shoreditch
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