Hackney Central · Hackney · Hackney North and Stoke Newington constituency · 51.54668, -0.06173

E8 1AJ— Hackney Central, Hackney

Location and area intelligence for E8 1AJ, Hackney Central, Hackney

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 59/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
59
Schools
95
Transport
59
Environment
73
Investment
65

The bottom line

E8 1AJ offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E8 1AJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+145.0% vs London avg

Deep-dive guides for E8 1AJ

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

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“High-connectivity investment target”

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How E8 1AJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mossbourne Parkside Academy

Good · Inspected Oct 2021 · 3 min walk

KS2: 105.5

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 7 min walk

P8: +1.49A8: 64.4

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 18 min walk

7 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

159.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 265.8%

+77% vs borough

Crime by type

Other32%
Violence & sexual offences18%
Vehicle crime12%
Anti-social behaviour11%
Theft10%
Burglary9%
Robbery4%
Drug offences4%

Stop & search

3.6

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: Homerton Fire Station · 1.3km

Crime is +145% above London average

Property

Prices, sales volume and market trends

Avg floor area114.5 m²

EPC breakdown

B
2%
D
8%

Based on 10 properties · Confidence: medium

Street mix

Terraced 76%Detached 5%Flat 19%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£286,250
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)
RoofFlat, no insulation (assumed)
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

1996–2023 · CAGR

+12.7%

Total change

+2440%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.3%

per year

Acceleration

+41.49

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 19 sales

Property Type Mix

Total: 19 sales

Detached5.3%
Terraced84.2%
Flat/maisonette10.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£75k£112k+49%2
Post-dot-com plateau2001–2003£355k£135k-62%1
Pre-crash peak2007–2007£424k£424k+0%3
Help-to-Buy recovery2014–2014£755k£755k+0%3
Brexit uncertainty2018–2019£760k£880k+15.8%1
Rate-rise correction2022–2023£1.13m£1.91m+69.3%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.5% alpha

Terraced+1.5% α
Local
14.1%
District
12.6%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Hackney Downs→ Liverpool Street· 12 tph
9 min

Nearby stations

Hackney Downs Rail StationGreater Anglia · Weaver
3 min walk
Hackney DownsNational Rail
3 min walk
Hackney Central Rail StationMildmay
5 min walk
London Fields Rail StationWeaver · Greater Anglia
8 min walk
Dalston Kingsland Rail StationMildmay
12 min walk
No bus stops within 400m

54

Walkability score

162

Footpaths (500m)

5

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria45 min ↑
Waterloo48 min ↑
Canary Wharf ★35 min
City38 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)

19

EV chargers (800m)

Total spaces (800m)249
Nearest car park539m
Santander docks (800m)5
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
539m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 2.8 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 46%
More green space than 77% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.7 km

Energy

Solar: 853 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 yield852.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

14 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

32

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

12

Gyms (1km)

23

Sports (1km)

2

Convenience

Nearest supermarketGrains & Green · 574 m
9 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

368m

Post office

Nearby shops

Papo'S Bagels319 m
Tashin Food Centre355 m
Sea Salt Food & Wine356 m
Grapes & Hops401 m

Nearby cafes

Espresso Bar241 m
CoffeeLovers273 m
Hash E8300 m
Healthy Stuff304 m

Nearby restaurants

Sesta134 m
Rao's218 m
Kebab Fellas311 m
Dixy Chicken312 m

Nearby pubs

Binch168 m
Spurstowe Arms180 m
Yuki Bar337 m
Pembury Tavern341 m

Nearby gyms

Tempo Pilates335 m
Doom Yoga418 m
Small Pilates442 m
London Fields Lido449 m

Nearby pharmacies

Clockwork Pharmacy539 m
Sonigra Pharmacy926 m
Clarks Healthcare1.0 km

Nearby health

Dalston Practice387 m
The Sandringham Practice391 m
Clockwork Private Health Centre546 m
Bradbury Dental Surgery609 m
Food hygiene (5-star)57% of 140

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

65

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score21/100
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

41

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,258m
Crossrail 2 route964m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,609 nationally

1,675

Est. population

16,052/km²

73%

Employed

65%

Degree educated

£45,900

Median income

6.0%

Claimant rate

Urban coreVery high densityYoung professionals

30

Community stability

Age profile

14%
40%
24%
14%
Under 1814%
18–3440%
35–4924%
50–6414%
65+7%

Tenure

17%
41%
30%
Own outright8%
Own (mortgage)17%
Private rent41%
Social rent31%
Shared ownership2%
Rent free0%

Ethnicity

39%
23%
15%
White British39%
White Other23%
Asian7%
Black15%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine11%
No car household71%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent41%
Social rent31%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
35
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (3 years)
9
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
28
Largest scheme
268 homes · Pembury Circus, Pembury Circus, land at junction of, DALSTON LANE, and Pembury, HACKNEY, E8 1FA
Pipeline pressure
NONE

Named schemes (500m)

SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, DALSTON LANE, E8140 homes
completed
Junction 67, 7, Junction 67, 7, Marcon Place, E890 homes
completed
NAVARINO MANSIONS (PHASE IV), NAVARINO MANSIONS (PHASE IV), DALSTON LANE, E873 homes
completed
BLOCKS H, J, K, L NAVARINO MANSIONS, BLOCKS H, J, K, L NAVARINO MANSIONS, NAVARINO ROAD, DALSTON LANE, E866 homes
completed
COMMUNITY COLLEGE & LAND ADJOINING, COMMUNITY COLLEGE & LAND ADJOINING, DALSTON LANE, AMHURST ROAD, E857 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.8%
Ward turnout
40%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Izzy Castello-CortesGreen
Pascale Frazer-CarrollGreen
James TildenGreen

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Key facts for E8 1AJ

Full postcodeE8 1AJ
Postcode districtE8
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.546675
Longitude-0.061729
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