Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.56266, -0.06506

E5 8RN— Hackney Downs, Hackney

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

The practical family move

 

Schools 100%Safety 80/100Transport 50/100Low yield 3.47%

Best for: Families

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Strong for families — high safety and school scores

Liveability
62
Safety
80
Schools
90
Transport
50
Environment
56
Investment
61

The bottom line

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

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Location

E5 8RN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for E5 8RN

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

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“The practical family move”

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How E5 8RN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Northwold Primary School

Not yet inspected · Inspected Dec 2024 · 1 min walk

KS2: 109.3

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 15 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 35 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.8 incidents per 1,000 residents

Better than 50% of London
→ Stable

-28% vs borough

Crime by type

Other28%
Anti-social behaviour19%
Violence & sexual offences19%
Vehicle crime10%
Burglary8%
Drug offences6%
Theft5%
Robbery5%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 820m

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area68.1 m²

EPC breakdown

B
5%
C
9%
D
21%
E
4%
G
2%

Based on 41 properties · Confidence: high

Street mix

Semi 4%Terraced 30%Flat 65%

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£170,250
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8.8%

Total change

+950%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.6%

per year

Acceleration

+9.76

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Terraced31.8%
Flat/maisonette63.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£60k£103k+72%1.8
Post-dot-com plateau2001–2004£199k£249k+25.4%1.5
Pre-crash peak2007–2007£245k£245k+0%1
GFC & correction2008–2011£250k£590k+136%1
Help-to-Buy recovery2014–2016£940k£675k-28.2%1
Pandemic surge2021–2021£620k£620k+0%1
Rate-rise correction2023–2023£630k£630k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position100

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
6 min walk
Rectory RoadNational Rail
6 min walk
Clapton Rail StationWeaver · Greater Anglia
7 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
8 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
19 min walk
No bus stops within 400m

29

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria55 min ↑
Waterloo58 min ↑
Canary Wharf50 min ↑
City ★45 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

2

Car parks (800m)

5

EV chargers (800m)

Nearest car park561m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
The Nightingale Practice
561m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.3 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

2 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

5

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketSo Real · 683 m

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)

618m

Post office

Nearby shops

Tesco Express433 m
Edi Food & Wine456 m
Luks Supermarket & Off Licence552 m
Fresh Bake Bagel556 m

Nearby cafes

Bake Street451 m
The Dialogue476 m
Warbler Cafe505 m
Snacks 'n' things530 m

Nearby restaurants

Wu431 m
79 Clapton443 m
Tubby's461 m
Perfect Fried Chicken465 m

Nearby pubs

The Royal Sovereign129 m
The London Tavern455 m
The Axe462 m
The Crooked Billet543 m

Nearby gyms

Muslceworks Gym696 m
Anytime Fitness728 m

Nearby pharmacies

Benjamin Chemist583 m

Nearby health

Stoke Newington Dental Practice727 m
Food hygiene (5-star)42% of 92

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

61

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
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

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

39.6

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,827m
Crossrail 2 route628m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,525 nationally

1,868

Est. population

27,747/km²

68%

Employed

66%

Degree educated

£43,800

Median income

6.9%

Claimant rate

Urban coreVery high densityYoung professionals

34

Community stability

Age profile

19%
33%
27%
14%
Under 1819%
18–3433%
35–4927%
50–6414%
65+8%

Tenure

14%
22%
41%
20%
Own outright14%
Own (mortgage)22%
Private rent41%
Social rent20%
Shared ownership3%

Ethnicity

39%
20%
17%
14%
White British39%
White Other20%
Asian17%
Black14%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine12%
No car household54%
Unemployed6%
No qualifications10%

Housing tenure (Census 2021)

Private rent41%
Social rent20%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
12
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
14
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)
39
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)

84, 84, Northwold Road, E5 8RL62 homes
completed
Former Rendlesham House, Former Rendlesham House, Rendlesham Road, E543 homes
completed
Former Depot Site, Former Depot Site, Rossington Street, E5 8SP43 homes
completed
158-158A, 158-158A, EVERING ROAD, E511 homes
completed
41-43, 41-43, Osbaldeston Road, N16 7DL9 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 8RN

Full postcodeE5 8RN
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.562656
Longitude-0.065061
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