Cazenove · Hackney · Hackney North and Stoke Newington constituency · 51.56380, -0.06435

E5 8RR— Cazenove, Hackney

Location and area intelligence for E5 8RR, Cazenove, Hackney

The practical family move

 

Schools 100%Safety 76/100Transport 44/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
56
Safety
76
Schools
90
Transport
44
Environment
56
Investment
47

The bottom line

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

Less suited to Car-free commuters.

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Location

E5 8RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-16.2% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for E5 8RR

🛡️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🔒 Very Safe

“The practical family move”

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How E5 8RR 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 · 2 min walk

KS2: 109.3

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 14 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 34 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.7 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+9% vs borough

Crime by type

Other31%
Violence & sexual offences20%
Anti-social behaviour16%
Theft8%
Vehicle crime8%
Drug offences7%
Burglary5%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 880m

Crime is +50% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£6,485/m²
Price per ft²£603/ft²
Avg floor area99.5 m²

EPC breakdown

B
1%
C
11%
D
29%
E
6%
F
1%

Based on 48 properties · Confidence: high

Street mix

Terraced 44%Flat 56%

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£248,750
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

1995–2025 · CAGR

+6.3%

Total change

+520%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.9%

per year

Acceleration

-2.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 53 sales

Property Type Mix

Total: 53 sales

Terraced43.4%
Flat/maisonette56.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£100k£135k+35%1.8
Post-dot-com plateau2001–2004£158k£263k+66.6%3
Pre-crash peak2005–2007£240k£298k+24.2%2.5
GFC & correction2009–2010£155k£348k+124.2%1
Help-to-Buy recovery2014–2016£452k£565k+25.1%2
Brexit uncertainty2017–2019£1.05m£1.13m+7.1%1.3
Pandemic surge2020–2021£556k£540k-2.9%2
Rate-rise correction2022–2023£815k£720k-11.7%2.5
Current market2025–2025£620k£620k+0%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Terraced

-1.2% alpha

Flat/maisonette+1.2% α
Local
8.6%
District
7.4%
Terraced-1.2% α
Local
8.1%
District
9.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

30

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

1.6 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)

3

EV chargers (800m)

Nearest car park662m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
The Nightingale Practice
662m

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: 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: 4.4 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.2 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

1 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 · 2.0 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

71

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 · 562 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)

710m

Post office

Nearby shops

Tesco Express371 m
Star Food Centre551 m
Luks Supermarket & Off Licence588 m
Edi Food & Wine592 m

Nearby cafes

The Dialogue421 m
Warbler Cafe554 m
Snacks 'n' things577 m
Bake Street588 m

Nearby restaurants

Wu366 m
79 Clapton397 m
Sodo Pizza427 m
Perfect Fried Chicken579 m

Nearby pubs

The Royal Sovereign152 m
The Crooked Billet523 m
The Axe525 m
The London Tavern571 m

Nearby gyms

Muslceworks Gym809 m
Anytime Fitness862 m

Nearby pharmacies

Benjamin Chemist657 m

Nearby health

Stoke Newington Dental Practice835 m
Food hygiene (5-star)41% of 80

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

47

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

38.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,963m
Crossrail 2 route670m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,020 nationally

2,303

Est. population

30,000/km²

58%

Employed

42%

Degree educated

£35,200

Median income

9.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

34

Community stability

Age profile

30%
25%
21%
15%
Under 1830%
18–3425%
35–4921%
50–6415%
65+9%

Tenure

29%
50%
Own outright8%
Own (mortgage)12%
Private rent29%
Social rent50%
Shared ownership1%
Rent free0%

Ethnicity

33%
18%
22%
White British33%
White Other18%
Asian10%
Black22%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine18%
No car household66%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Social rent50%
Private rent29%

vs. London

Income vs London-16.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
12
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
12
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)
23
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 Depot Site, Former Depot Site, Rossington Street, E5 8SP43 homes
completed
WAREHOUSE BUILDING, 1, WAREHOUSE BUILDING, 1, ROSSINGTON STREET, E518 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
13.2%
Ward turnout
42%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Charlie LawrieGreen
Ian David SharerConservative
Emma NeathGreen

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Key facts for E5 8RR

Full postcodeE5 8RR
Postcode districtE5
BoroughLondon Borough of Hackney
WardCazenove
Latitude51.563805
Longitude-0.064349
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