Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55509, -0.05723

E5 8NT— Hackney Downs, Hackney

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

The family fortress

 

Schools 100%Safety 67/100Transport 41/100Low yield 3.47%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
67
Schools
95
Transport
41
Environment
75
Investment
54

The bottom line

E5 8NT offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how E5 8NT scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E5 8NT meets your needs.

Location

E5 8NT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for E5 8NT

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E5 8NT with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How E5 8NT 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 · 5 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 21 min walk

10 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

99

Road safety score

1

Accidents (5yr)

3

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 +67% above London average

Property

Prices, sales volume and market trends

Avg floor area69.7 m²

EPC breakdown

C
8%
D
4%

Based on 12 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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£174,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

1998–2022 · CAGR

+9.7%

Total change

+823%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.1%

per year

Acceleration

-6.54

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£52k£52k+0%1
Post-dot-com plateau2002–2004£160k£156k-2.3%1.3
Pre-crash peak2006–2006£150k£150k+0%1
GFC & correction2010–2012£200k£239k+19.5%1
Brexit uncertainty2017–2019£405k£442k+9%1
Pandemic surge2021–2021£475k£475k+0%1
Rate-rise correction2022–2022£480k£480k+0%1

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
Clapton→ Liverpool Street· 4 tph
13 min

Nearby stations

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

47

Walkability score

300

Footpaths (500m)

0

Santander docks (800m)

1.0 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)

17

EV chargers (800m)

Nearest car park218m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
The Nightingale Practice
449m

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: 3.7 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 55%
More green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.7 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

15 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 · 952 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

38

Restaurants (800m)

19

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

4

Convenience

Nearest supermarketGrains & Green · 1.3 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)

641m

Post office

Nearby shops

Organic & Natural170 m
Fairdeal Food Store173 m
Palm Deli188 m
Palm 2227 m

Nearby cafes

Lodestar72 m
La Bottega Del Caffé125 m
Uchi Bake182 m
Clapton Table243 m

Nearby restaurants

Feast Burgers117 m
Abi's Corner144 m
Chestersway Chicken149 m
Rite Away150 m

Nearby pubs

Moyletts99 m
Blondies185 m
The Star by Hackney Downs221 m
Clapton Hart302 m

Nearby gyms

The Wing Chun School205 m
King's Hall Leisure Centre536 m
Anytime Fitness666 m
Paper Dress Yoga874 m

Nearby pharmacies

Clockwork Pharmacy689 m

Nearby health

E5 Acupuncture291 m
Community Health Services651 m
Clockwork Private Health Centre692 m
Food hygiene (5-star)56% of 147

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

54

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

42.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,238m
Crossrail 2 route1,220m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
41
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (3 years)
7
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)
74
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
NIGHTINGALE ESTATE, Phase 2, NIGHTINGALE ESTATE, Phase 2, DOWNS ROAD, E5 8DS68 homes
completed
144 - 146, 144 - 146, Lower Clapton Road, E5 0QJ37 homes
completed
217A, 217A, LOWER CLAPTON ROAD, E524 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

Live in E5 8NT? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E5 8NT.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track E5 8NT

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E5 8NT

Full postcodeE5 8NT
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.555090
Longitude-0.057232
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