Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55772, -0.06674

E5 8QZ— Hackney Downs, Hackney

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

The family fortress

 

Schools 100%Safety 72/100Transport 55/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
63
Safety
72
Schools
90
Transport
55
Environment
75
Investment
43

The bottom line

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

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Location

E5 8QZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-7.1% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for E5 8QZ

🛡️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 8QZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Benthal Primary School

Good · Inspected Jun 2023 · 2 min walk

KS2: 106.8

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 9 min walk

P8: +0.48A8: 49.8

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

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.9 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 1737.5%

-7% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Vehicle crime12%
Anti-social behaviour12%
Drug offences8%
Theft7%
Burglary5%
Robbery3%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 886m

Crime is +29% above London average

Property

24 Apr

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£7,010/m²
Price per ft²£651/ft²
Avg floor area91.9 m²

EPC breakdown

B
1%
C
9%
D
11%

Based on 21 properties · Confidence: medium

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£229,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
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

1999–2024 · CAGR

+7.9%

Total change

+574%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

-13.33

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £75k–£100k · 21 sales

Property Type Mix

Total: 21 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£95k£107k+12.6%2.5
Post-dot-com plateau2001–2003£143k£104k-27.3%1.3
Pre-crash peak2007–2007£230k£230k+0%2
GFC & correction2008–2010£261k£234k-10.3%1.3
Help-to-Buy recovery2015–2016£545k£540k-0.9%1
Brexit uncertainty2018–2018£555k£555k+0%1
Pandemic surge2020–2020£500k£500k+0%1
Rate-rise correction2023–2023£600k£600k+0%1
Current market2024–2024£640k£640k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
11.9%
District
12.8%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing7
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

42

Walkability score

132

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

4

Car parks (800m)

8

EV chargers (800m)

Nearest car park318m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
The Nightingale Practice
366m

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 AONB27% green spaceTree canopy: 37%
More green space than 82% 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

THE SURGERY (BROOKE ROAD)

BROOKE ROAD SURGERY, 40-42 BROOKE ROAD, STOKE NEWINGTON, N16 7LR

5 min walk

89%

Recommend GP

89%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

4

Restaurants (800m)

6

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketOrganic Food Centre · 548 m
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

609m

Post office

Nearby shops

Edi Food & Wine109 m
Food Land383 m
Victor's514 m
Sainsbury's Local545 m

Nearby cafes

Bake Street112 m
Bean's Cafe222 m
Brunswick East Bakehouse368 m
HARÜ Coffee471 m

Nearby restaurants

Tubby's107 m
Perfect Fried Chicken270 m
Tom's Pasta378 m
Ikhaltos Valley Georgian Cuisine514 m

Nearby pubs

The London Tavern261 m
Hand of Glory355 m
All Good Beer366 m
Fanny's Bar538 m

Nearby gyms

Anytime Fitness170 m
Muslceworks Gym513 m
Yoga On The Lane588 m
Leap Fit1.1 km

Nearby pharmacies

Benjamin Chemist674 m
ABC Pharmacy728 m

Nearby health

Stoke Newington Dental Practice564 m
The Sandringham Practice1.1 km
Dalston Practice1.1 km
Food hygiene (5-star)43% of 73

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

48.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,269m
Crossrail 2 route544m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,792 nationally

1,752

Est. population

19,264/km²

61%

Employed

50%

Degree educated

£39,000

Median income

9.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

21%
31%
21%
17%
Under 1821%
18–3431%
35–4921%
50–6417%
65+9%

Tenure

19%
23%
47%
Own outright9%
Own (mortgage)19%
Private rent23%
Social rent47%
Shared ownership3%
Rent free0%

Ethnicity

27%
14%
14%
28%
White British27%
White Other14%
Asian14%
Black28%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine17%
No car household57%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent47%
Private rent23%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
11
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
36
Largest scheme
113 homes · SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, AMHURST ROAD, E8
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
1A, 1A, Downs Road, E5 8QJ79 homes
completed
Nightingale Estate, phase 7b & 7c, Nightingale Estate, phase 7b & 7c, Muir Road, Florence Way, Clapton Way & Monteagle Way, E8 8PH64 homes
completed
Former Rendlesham House, Former Rendlesham House, Rendlesham Road, E543 homes
completed
West Hackney Synagogue, 233A, West Hackney Synagogue, 233A, Amhurst Road, E8 2BS41 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 8QZ

Full postcodeE5 8QZ
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.557720
Longitude-0.066742
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