Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55430, -0.05686

E5 8NS— Hackney Downs, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 42/100Yield 4.35%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
67
Schools
95
Transport
42
Environment
76
Investment
55

The bottom line

E5 8NS offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £510,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E5 8NS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-1.9% vs London avg
vs London income-7.1% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for E5 8NS

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

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“High-connectivity investment target”

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How E5 8NS 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 · 3 min walk

KS2: 108.7

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 4 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 · 20 min walk

9 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

108.8 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 300.0%

+21% vs borough

Crime by type

Other29%
Anti-social behaviour17%
Drug offences13%
Violence & sexual offences13%
Theft11%
Robbery7%
Vehicle crime6%
Burglary4%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.1km

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

£510,000

Median sale price

2% below London median

£510,000 is 2% below the London median (£520,000)

-43.9%

This year

Flat

Dominant type

Price history

5-year change
+17.2%
Sales (24 months)12
New build0.0%
Avg terraced£655,000
Avg flat£510,000
Price per m²£7,646/m²
Price per ft²£710/ft²
Avg floor area68.5 m²

EPC breakdown

C
54%
D
54%
E
5%
F
1%
G
2%

Based on 116 properties · Confidence: high

Street mix

Terraced 15%Detached 1%Flat 81%Other 3%

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£13,000
First-time buyerFTB
£4,250
Additional propertyBTL/2nd
£28,300

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

13.1×

Price-to-income

£2,551/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£171,250
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 CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.1%

Total change

+529%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.9%

per year

Acceleration

-87.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £50k–£75k · 147 sales

Property Type Mix

Total: 147 sales

Detached1.4%
Terraced15.6%
Flat/maisonette83%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£136k+125.8%5
Post-dot-com plateau2001–2004£125k£225k+80%7.2
Pre-crash peak2005–2007£215k£240k+11.6%4.7
GFC & correction2008–2012£315k£390k+23.8%5.2
Help-to-Buy recovery2013–2016£271k£497k+83.6%4.2
Brexit uncertainty2017–2019£525k£500k-4.8%3.7
Pandemic surge2021–2021£435k£435k+0%6
Rate-rise correction2022–2023£490k£553k+12.8%3
Current market2024–2026£470k£377k-19.8%4.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Weakest performer

Terraced

-0.9% alpha

Flat/maisonette+0.4% α
Local
7.7%
District
7.3%
Terraced-0.9% α
Local
9.7%
District
10.6%

CAGR over 30yr 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 Downs→ Liverpool Street· 12 tph
9 min

Nearby stations

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

48

Walkability score

291

Footpaths (500m)

0

Santander docks (800m)

0.9 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)

21

EV chargers (800m)

Nearest car park148m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
The Nightingale Practice
533m

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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.7 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 64%
More green space than 87% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.8 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

16 min walk

77%

Recommend GP

77%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 886 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

125

Parks (1km)

41

Restaurants (800m)

21

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

18

Sports (1km)

4

Convenience

Nearest supermarketGrains & Green · 1.2 km
10 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

560m

Post office

Nearby shops

Palm Deli210 m
Organic & Natural234 m
Fairdeal Food Store239 m
Palm 2255 m

Nearby cafes

Uchi Bake95 m
Lodestar115 m
La Bottega Del Caffé182 m
Clapton Table190 m

Nearby restaurants

Uchi91 m
Feast Burgers169 m
My Neighbour the Dumplings178 m
Chestersway Chicken197 m

Nearby pubs

The Star by Hackney Downs144 m
Moyletts165 m
Blondies257 m
Biddle Bros.301 m

Nearby gyms

The Wing Chun School227 m
King's Hall Leisure Centre452 m
Anytime Fitness712 m
Paper Dress Yoga783 m

Nearby pharmacies

Clockwork Pharmacy598 m

Nearby health

E5 Acupuncture239 m
Community Health Services571 m
Clockwork Private Health Centre601 m
Food hygiene (5-star)58% of 158

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

55

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

63.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,169m
Crossrail 2 route1,251m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,496 nationally

1,323

Est. population

8,582/km²

74%

Employed

64%

Degree educated

£39,000

Median income

8.7%

Claimant rate

Inner cityHigh densityYoung professionals

38

Community stability

Age profile

17%
38%
28%
Under 1817%
18–3438%
35–4928%
50–6412%
65+5%

Tenure

30%
33%
27%
Own outright9%
Own (mortgage)30%
Private rent33%
Social rent27%
Shared ownership3%

Ethnicity

39%
20%
14%
White British39%
White Other20%
Asian13%
Black14%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine13%
No car household69%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent33%
Social rent27%

vs. London

Income vs London-7.1%
Price vs London-1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
49
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (3 years)
6
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)

Former Downsview School, Former Downsview School, Tiger Way, Downs Road, E5 8QP90 homes
completed
SITE OF THE MOTHERS HOSPITAL, SITE OF THE MOTHERS HOSPITAL, LOWER CLAPTON ROAD, E576 homes
completed
144 - 146, 144 - 146, Lower Clapton Road, E5 0QJ37 homes
completed
217A, 217A, LOWER CLAPTON ROAD, E524 homes
completed
SITE OF CROSSWAYS, SITE OF CROSSWAYS, ATHERDEN ROAD, LAURA PLACE (13), E523 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£510,000)

£13,000

Standard buyer

£4,250

First-time buyer

Save £8,750

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 8NS

Full postcodeE5 8NS
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.554302
Longitude-0.056861
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