Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55761, -0.05975

E5 8TX— Hackney Downs, Hackney

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

The family fortress

 

Schools 100%Safety 68/100Transport 45/100Low yield 3.47%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
59
Safety
68
Schools
95
Transport
45
Environment
74
Investment
49

The bottom line

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

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Location

E5 8TX

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+63.0% vs London avg

Deep-dive guides for E5 8TX

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E5 8TX 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 · 2 min walk

KS2: 108.7

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 8 min walk

P8: +1.49A8: 64.4

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

106.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 389.7%

+18% vs borough

Crime by type

Other33%
Violence & sexual offences18%
Anti-social behaviour15%
Vehicle crime10%
Drug offences7%
Theft7%
Burglary6%
Robbery3%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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 · 1.3km

Crime is +63% above London average

Property

Prices, sales volume and market trends

Avg floor area57.1 m²

EPC breakdown

C
15%
D
3%

Based on 18 properties · Confidence: medium

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£142,750
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
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

2015–2021 · CAGR

+3.9%

Total change

+26%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.0%

per year

Acceleration

-23.84

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£250k£250k+0%1
Pandemic surge2020–2021£312k£315k+1%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Clapton→ Liverpool Street· 4 tph
13 min

Nearby stations

Clapton Rail StationWeaver · Greater Anglia
6 min walk
ClaptonNational Rail
6 min walk
Rectory Road Rail StationWeaver · Greater Anglia
7 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
12 min walk
Hackney Central Rail StationMildmay
15 min walk
No bus stops within 400m

36

Walkability score

201

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria50 min ↑
Waterloo52 min ↑
Canary Wharf46 min ↑
City ★39 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)

9

EV chargers (800m)

Nearest car park134m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
The Nightingale Practice
134m

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: 3.9 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
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

11 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

17

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketSo Real · 1.3 km
8 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)

916m

Post office

Nearby shops

Fairdeal Food Store314 m
Organic & Natural320 m
Clapton Express382 m
Suba391 m

Nearby cafes

La Bottega Del Caffé337 m
Tram Store339 m
Lodestar358 m
Bake Street496 m

Nearby restaurants

Tasty Chicken245 m
Perfect Fried Chicken262 m
Abi's Corner318 m
Rite Away321 m

Nearby pubs

Clapton Hart240 m
The London Tavern277 m
Blondies291 m
Moyletts321 m

Nearby gyms

The Wing Chun School429 m
Anytime Fitness506 m
King's Hall Leisure Centre866 m

Nearby pharmacies

Clockwork Pharmacy1.0 km

Nearby health

E5 Acupuncture599 m
The Riverside Practice965 m
The Clapton Surgery974 m
Clockwork Private Health Centre1.0 km
Food hygiene (5-star)47% of 115

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

49

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

33

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,427m
Crossrail 2 route1,029m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,560 nationally

1,801

Est. population

15,539/km²

51%

Employed

37%

Degree educated

£39,000

Median income

9.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

25%
27%
19%
18%
Under 1825%
18–3427%
35–4919%
50–6418%
65+11%

Tenure

17%
71%
Own outright3%
Own (mortgage)8%
Private rent17%
Social rent71%
Shared ownership1%
Rent free1%

Ethnicity

20%
16%
40%
White British20%
White Other10%
Asian16%
Black40%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine25%
No car household61%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent71%
Private rent17%

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)
22
Development activity
high
Residential apps (800m)
6
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
70
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
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 8TX

Full postcodeE5 8TX
Postcode districtE5
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.557614
Longitude-0.059750
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
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