Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55572, -0.06098

E5 8NZ— Hackney Downs, Hackney

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

The family fortress

 

Schools 100%Safety 67/100Transport 42/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
67
Schools
95
Transport
42
Environment
75
Investment
43

The bottom line

E5 8NZ 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.

Less suited to Car-free commuters.

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Location

E5 8NZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E5 8NZ

🛡️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

“The family fortress”

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How E5 8NZ 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 · 1 min walk

KS2: 108.7

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 6 min walk

P8: +1.49A8: 64.4

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 24 min walk

11 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,007/m²
Price per ft²£744/ft²
Avg floor area56.4 m²

EPC breakdown

B
2%
C
8%

Based on 10 properties · Confidence: medium

Street mix

Terraced 11%Flat 89%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£141,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (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

2006–2026 · CAGR

+3.8%

Total change

+109%

Market Activity

Price Velocity & Acceleration

Current Velocity

+82.9%

per year

Acceleration

+109.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 9 sales

Property Type Mix

Total: 9 sales

Terraced11.1%
Flat/maisonette88.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£215k£215k+0%2
GFC & correction2009–2009£215k£215k+0%1
Help-to-Buy recovery2016–2016£427k£427k+0%1
Brexit uncertainty2017–2017£334k£334k+0%1
Rate-rise correction2023–2023£246k£246k+0%1
Current market2026–2026£450k£450k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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

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

38

Walkability score

187

Footpaths (500m)

0

Santander docks (800m)

1.0 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)

11

EV chargers (800m)

Nearest car park143m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
The Nightingale Practice
270m

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: 3.7 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% 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

13 min walk

77%

Recommend GP

77%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.2 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

102

Parks (1km)

20

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Moyletts (329 m)

Nearest supermarketGrains & Green · 1.4 km
7 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

720m

Post office

Nearby shops

Fairdeal Food Store371 m
Organic & Natural373 m
Palm Deli440 m
Palm 2469 m

Nearby cafes

Lodestar334 m
La Bottega Del Caffé356 m
Bean's Cafe385 m
Brunswick East Bakehouse403 m

Nearby restaurants

Abi's Corner356 m
Feast Burgers357 m
Perfect Fried Chicken359 m
Rite Away362 m

Nearby pubs

Moyletts329 m
Blondies362 m
The Star by Hackney Downs365 m
The London Tavern371 m

Nearby gyms

Anytime Fitness398 m
The Wing Chun School455 m
Yoga On The Lane718 m
King's Hall Leisure Centre767 m

Nearby pharmacies

Clockwork Pharmacy851 m

Nearby health

E5 Acupuncture558 m
Clockwork Private Health Centre855 m
The Sandringham Practice939 m
Dalston Practice947 m
Food hygiene (5-star)50% of 119

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

43

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,199m
Crossrail 2 route956m

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)
11
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
7
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
67
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)

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 8NZ

Full postcodeE5 8NZ
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.555719
Longitude-0.060984
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