Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55883, -0.06312

E5 8PA— Hackney Downs, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 57/100Low yield 2.61%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
86
Schools
100
Transport
57
Environment
75
Investment
48

The bottom line

E5 8PA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £850,000 median — 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 8PA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+63.5% vs London avg
vs London income-7.1% vs London avg
vs London crime-50.0% vs London avg

Deep-dive guides for E5 8PA

🛡️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 8PA 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 · 1 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 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 29 min walk

10 primaries · 3 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.0km

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£850,000

Median sale price

Top 25% — 63% above London median

£850,000 is 63% above the London median (£520,000)

-34.2%

This year

Flat

Dominant type

Price history

5-year change
+78.3%
Sales (24 months)5
New build0.0%
Avg terraced£900,000
Avg flat£495,000
Price per m²£13,323/m²
Price per ft²£1,238/ft²
Avg floor area59.8 m²

EPC breakdown

B
12%
C
29%
D
29%
E
3%
F
1%
G
1%

Based on 75 properties · Confidence: high

Street mix

Semi 5%Terraced 28%Detached 2%Flat 63%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£30,000
First-time buyerFTB
£30,000
Additional propertyBTL/2nd
£55,500

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

21.8×

Price-to-income

£4,252/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£149,500
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+9.1%

Total change

+872%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.4%

per year

Acceleration

+62.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 61 sales

Property Type Mix

Total: 61 sales

Detached1.6%
Semi-detached4.9%
Terraced27.9%
Flat/maisonette65.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£90k£86k-4.4%3
Post-dot-com plateau2001–2004£101k£135k+33.3%1.8
Pre-crash peak2005–2007£180k£184k+2.5%3
GFC & correction2008–2011£203k£583k+187.2%1
Help-to-Buy recovery2013–2016£570k£390k-31.6%2.8
Brexit uncertainty2017–2019£925k£483k-47.8%3.3
Pandemic surge2020–2021£409k£477k+16.7%3
Rate-rise correction2023–2023£755k£755k+0%3
Current market2024–2025£610k£875k+43.4%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Weakest performer

Terraced

-1.1% alpha

Flat/maisonette-0.2% α
Local
7.1%
District
7.3%
Terraced-1.1% α
Local
3.6%
District
4.7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Rectory Road

Nearby stations

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

29

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

1.3 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)

8

EV chargers (800m)

Nearest car park137m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
The Nightingale Practice
137m

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: 3.9 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 28%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.5 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

4

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

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

Edi Food & Wine255 m
Clapton Express493 m
Suba494 m
Star Food Centre528 m

Nearby cafes

Bake Street247 m
Bean's Cafe419 m
Tram Store497 m
Brunswick East Bakehouse541 m

Nearby restaurants

Perfect Fried Chicken20 m
Tubby's263 m
Tasty Chicken489 m
Tom's Pasta545 m

Nearby pubs

The London Tavern20 m
The Royal Sovereign424 m
Clapton Hart489 m
All Good Beer536 m

Nearby gyms

Anytime Fitness384 m
The Wing Chun School699 m
Muslceworks Gym732 m
Yoga On The Lane825 m

Nearby pharmacies

Benjamin Chemist803 m

Nearby health

E5 Acupuncture863 m
Food hygiene (5-star)43% of 95

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

48

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.6%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.6% (low)London avg: 3.8%Below average yield — bottom 72%
Gentrification score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

21/100

Velocity score

Future outlook

70.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,469m
Crossrail 2 route788m

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%
Price vs London+63.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
9
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)
61
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
1A, 1A, Downs Road, E5 8QJ79 homes
completed
NIGHTINGALE ESTATE, Phase 2, NIGHTINGALE ESTATE, Phase 2, DOWNS ROAD, E5 8DS68 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 (£850,000)

£30,000

Standard buyer

£30,000

First-time buyer

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 8PA

Full postcodeE5 8PA
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.558829
Longitude-0.063117
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