Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55903, -0.06077

E5 8NF— Hackney Downs, Hackney

Location and area intelligence for E5 8NF, Hackney Downs, Hackney

The family fortress

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 56/100Low yield 3.47%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
69
Safety
86
Schools
100
Transport
56
Environment
74
Investment
61

The bottom line

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

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

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Location

E5 8NF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-7.1% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for E5 8NF

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

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“The family fortress”

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How E5 8NF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Scholastica's Catholic Primary School

Not yet inspected · Inspected Jan 2025 · 2 min walk

KS2: 106.2

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 10 min walk

P8: +1.49A8: 64.4

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 28 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

32.3 incidents per 1,000 residents

Better than 77% of London
→ Stable

-64% vs borough

Crime by type

Other25%
Anti-social behaviour19%
Violence & sexual offences19%
Drug offences12%
Vehicle crime10%
Burglary10%
Robbery4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.2km

Crime is 50% below London average

Property

Prices, sales volume and market trends

Avg floor area92.7 m²

EPC breakdown

C
10%
D
7%
E
3%
G
1%

Based on 21 properties · Confidence: medium

Street mix

Terraced 67%Flat 26%Other 7%

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£231,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.15 W/m²K
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

1995–2023 · CAGR

+8.1%

Total change

+793%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.9%

per year

Acceleration

-59.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 38 sales

Property Type Mix

Total: 38 sales

Terraced71.1%
Flat/maisonette28.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£128k+82.9%1.7
Post-dot-com plateau2001–2004£152k£187k+23.2%2
Pre-crash peak2005–2007£275k£395k+43.6%1.7
GFC & correction2009–2011£388k£500k+29%1
Help-to-Buy recovery2013–2016£600k£825k+37.5%1.5
Brexit uncertainty2019–2019£780k£780k+0%1
Pandemic surge2021–2021£750k£750k+0%8
Rate-rise correction2022–2023£945k£625k-33.9%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.2% alpha

Weakest performer

Terraced

+1.1% alpha

Flat/maisonette+5.2% α
Local
7.2%
District
2%
Terraced+1.1% α
Local
11.5%
District
10.4%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Clapton→ Liverpool Street· 4 tph
13 min

Nearby stations

Clapton Rail StationWeaver · Greater Anglia
5 min walk
ClaptonNational Rail
5 min walk
Rectory Road Rail StationWeaver · Greater Anglia
7 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
14 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
14 min walk
No bus stops within 400m

33

Walkability score

153

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria48 min ↑
Waterloo52 min ↑
Canary Wharf ★37 min
City42 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

6

Car parks (800m)

6

EV chargers (800m)

Nearest car park113m
Santander docks (800m)0
Nearest cycle dock1.2 km

Nearby car parks

🅿️
The Nightingale Practice
113m

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: 4.0 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.4 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

8 min walk

77%

Recommend GP

77%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

15

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketSo Real · 1.1 km
7 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Clapton Express334 m
Suba337 m
Star Food Centre395 m
Edi Food & Wine419 m

Nearby cafes

Tram Store333 m
Bake Street411 m
La Bottega Del Caffé495 m
The Dialogue519 m

Nearby restaurants

Perfect Fried Chicken170 m
Tasty Chicken341 m
Vesuvio Pizzeria420 m
Tubby's427 m

Nearby pubs

The London Tavern181 m
Clapton Hart342 m
The Crooked Billet428 m
Blondies436 m

Nearby gyms

Anytime Fitness517 m
The Wing Chun School579 m

Nearby health

E5 Acupuncture761 m
The Riverside Practice888 m
The Clapton Surgery898 m
Food hygiene (5-star)47% of 103

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

61

Investment score

Good

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

40

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,547m
Crossrail 2 route949m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,378 nationally

1,608

Est. population

18,864/km²

65%

Employed

58%

Degree educated

£39,000

Median income

9.5%

Claimant rate

Urban coreVery high densityYoung professionals

38

Community stability

Age profile

23%
30%
28%
13%
Under 1823%
18–3430%
35–4928%
50–6413%
65+6%

Tenure

14%
24%
32%
31%
Own outright14%
Own (mortgage)24%
Private rent32%
Social rent31%
Shared ownership0%
Rent free0%

Ethnicity

33%
21%
20%
White British33%
White Other21%
Asian12%
Black20%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household56%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Private rent32%
Social rent31%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
8
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
55
Largest scheme
98 homes · Nightingale Estate Reg - Phase 3, Nightingale Estate Reg - Phase 3, Monteagle Way, Kenninghall Road, Rendlesham Road and Muir Road, E5 8BU
Pipeline pressure
NONE

Named schemes (500m)

Nightingale Estate Reg - Phase 3, Nightingale Estate Reg - Phase 3, Monteagle Way, Kenninghall Road, Rendlesham Road and Muir Road, E5 8BU98 homes
completed
Phase 1a, NIGHTINGALE ESTATE, Phase 1a, NIGHTINGALE ESTATE, DOWNS ROAD, E592 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
Nightingale Estate, phase 7b & 7c, Nightingale Estate, phase 7b & 7c, Muir Road, Florence Way, Clapton Way & Monteagle Way, E8 8PH64 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
22.3%
Ward turnout
44%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Alastair Binnie-LubbockGreen
Laura-Louise FairleyGreen
Dylan LawGreen

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Key facts for E5 8NF

Full postcodeE5 8NF
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.559033
Longitude-0.060771
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