Hackney Central · Hackney · Hackney South and Shoreditch constituency · 51.55179, -0.06008

E5 8LH— Hackney Central, Hackney

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

The family fortress

 

Schools 100%Safety 68/100Transport 47/100Low yield 3.47%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
68
Schools
95
Transport
47
Environment
75
Investment
53

The bottom line

E5 8LH 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 8LH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for E5 8LH

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How E5 8LH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mossbourne Parkside Academy

Good · Inspected Oct 2021 · 5 min walk

KS2: 105.5

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 1 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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 377.2%

+16% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime7%
Burglary7%
Theft6%
Robbery5%
Drug offences4%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.2km

Crime is +60% above London average

Property

Prices, sales volume and market trends

Avg floor area64.4 m²

EPC breakdown

C
9%
D
2%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Terraced 14%Flat 86%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£161,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2011 · CAGR

+2%

Total change

+15%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.5%

per year

Acceleration

-42.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 7 sales

Property Type Mix

Total: 7 sales

Terraced14.3%
Flat/maisonette85.7%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£165k£165k+0%1
Pre-crash peak2006–2006£134k£134k+0%2
GFC & correction2008–2011£190k£189k-0.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+8.4% alpha

Flat/maisonette+8.4% α
Local
19.2%
District
10.8%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75

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

50

Walkability score

214

Footpaths (500m)

1

Santander docks (800m)

0.7 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 park73m
Santander docks (800m)1
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
707m
🅿️
The Nightingale Practice
711m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.3 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 64%
More green space than 85% 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

11 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.0 km
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

120

Parks (1km)

37

Restaurants (800m)

22

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

21

Sports (1km)

3

Convenience

Nearest supermarketGrains & Green · 979 m
11 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)

282m

Post office

Nearby shops

Tashin Food Centre236 m
Papo'S Bagels262 m
Nisa Local268 m
Clapton Craft537 m

Nearby cafes

GOLDIE SALOON200 m
Fig House246 m
CoffeeLovers308 m
Black Cat Cafe319 m

Nearby restaurants

JFB Jerk Grill244 m
Ace Pizza277 m
Dixy Chicken298 m
Kebab Fellas304 m

Nearby pubs

The Star by Hackney Downs219 m
Pembury Tavern280 m
Behind This Wall443 m
The Crown461 m

Nearby gyms

King's Hall Leisure Centre525 m
The Wing Chun School582 m
Paper Dress Yoga621 m
Anytime Fitness670 m

Nearby pharmacies

Clockwork Pharmacy467 m

Nearby health

Clockwork Private Health Centre474 m
E5 Acupuncture516 m
The Sandringham Practice623 m
Dalston Practice629 m
Food hygiene (5-star)54% of 156

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

53

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

37.5

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,822m
Crossrail 2 route1,044m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,639 nationally

2,614

Est. population

18,939/km²

60%

Employed

48%

Degree educated

£37,600

Median income

8.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

27%
32%
21%
14%
Under 1827%
18–3432%
35–4921%
50–6414%
65+6%

Tenure

13%
28%
52%
Own outright5%
Own (mortgage)13%
Private rent28%
Social rent52%
Shared ownership2%
Rent free0%

Ethnicity

21%
16%
18%
31%
White British21%
White Other16%
Asian18%
Black31%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine20%
No car household73%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent52%
Private rent28%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
41
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
5
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
60
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
Junction 67, 7, Junction 67, 7, Marcon Place, E890 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 8LH

Full postcodeE5 8LH
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.551792
Longitude-0.060084
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