Hackney Central · Hackney · Hackney South and Shoreditch constituency · 51.55050, -0.06069

E8 1AY— Hackney Central, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 50/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
68
Schools
95
Transport
50
Environment
75
Investment
44

The bottom line

E8 1AY offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

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

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Location

E8 1AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for E8 1AY

🛡️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🍕 Buzzing

“High-connectivity investment target”

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How E8 1AY 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 · 2 min walk

P8: +1.49A8: 64.4

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 377.2%

+16% vs borough

Crime by type

Other32%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime7%
Burglary7%
Theft6%
Robbery5%
Drug offences4%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

11

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.2km

Crime is +60% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E8 district median

£594,000

Based on 266 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£14,984/m²
Price per ft²£1,392/ft²
Avg floor area63.2 m²

EPC breakdown

C
42%
D
22%
E
13%
G
1%

Based on 78 properties · Confidence: high

Street mix

Semi 14%Terraced 31%Flat 51%Other 4%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£158,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+10.2%

Total change

+1558%

Market Activity

Price Velocity & Acceleration

Current Velocity

+315.0%

per year

Acceleration

+374.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached15.2%
Terraced30.4%
Flat/maisonette54.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£95k£126k+32.6%2.3
Post-dot-com plateau2001–2004£143k£167k+17.2%3
Pre-crash peak2005–2007£263k£400k+52.1%1
GFC & correction2010–2012£311k£489k+57.1%1.7
Help-to-Buy recovery2013–2016£440k£348k-21%3
Brexit uncertainty2017–2017£898k£898k+0%2
Pandemic surge2020–2021£453k£890k+96.5%2
Rate-rise correction2023–2023£220k£220k+0%1
Current market2024–2026£935k£1.57m+68.4%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Weakest performer

Flat/maisonette

-1.7% alpha

Terraced-0.6% α
Local
6.2%
District
6.8%
Flat/maisonette-1.7% α
Local
7.2%
District
8.9%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing15
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
2 min walk
Hackney DownsNational Rail
2 min walk
Hackney Central Rail StationMildmay
6 min walk
Rectory Road Rail StationWeaver · Greater Anglia
13 min walk
London Fields Rail StationGreater Anglia · Weaver
13 min walk
No bus stops within 400m

53

Walkability score

237

Footpaths (500m)

2

Santander docks (800m)

0.7 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

7

Car parks (800m)

17

EV chargers (800m)

Total spaces (800m)249
Nearest car park217m
Santander docks (800m)2
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
629m

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: 3.2 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.3 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

11 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

122

Parks (1km)

30

Restaurants (800m)

23

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

23

Sports (1km)

3

Convenience

Nearest supermarketGrains & Green · 863 m
9 tennis courts4 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

183m

Post office

Nearby shops

Tashin Food Centre103 m
Papo'S Bagels113 m
Nisa Local196 m
Sea Salt Food & Wine524 m

Nearby cafes

GOLDIE SALOON136 m
CoffeeLovers161 m
Fig House164 m
Espresso Bar205 m

Nearby restaurants

JFB Jerk Grill158 m
Ace Pizza160 m
Dixy Chicken172 m
Kebab Fellas178 m

Nearby pubs

Pembury Tavern164 m
The Star by Hackney Downs356 m
Behind This Wall405 m
The Half Crown440 m

Nearby gyms

Paper Dress Yoga548 m
King's Hall Leisure Centre569 m
Leap Fit588 m
Doom Yoga598 m

Nearby pharmacies

Clockwork Pharmacy428 m

Nearby health

Clockwork Private Health Centre436 m
The Sandringham Practice504 m
Dalston Practice508 m
E5 Acupuncture629 m
Food hygiene (5-star)57% of 132

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

44

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

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

8/100

Velocity score

Future outlook

49.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,674m
Crossrail 2 route1,011m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,639 nationally

2,614

Est. population

18,939/km²

60%

Employed

48%

Degree educated

£37,600

Median income

8.1%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

33

Community stability

Age profile

27%
32%
21%
14%
Under 1827%
18–3432%
35–4921%
50–6414%
65+6%

Tenure

13%
28%
52%
Own outright5%
Own (mortgage)13%
Private rent28%
Social rent52%
Shared ownership2%
Rent free0%

Ethnicity

21%
16%
18%
31%
White British21%
White Other16%
Asian18%
Black31%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine20%
No car household73%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent52%
Private rent28%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
40
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
9
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
23
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)

Pembury Circus, Pembury Circus, land at junction of, DALSTON LANE, and Pembury, HACKNEY, E8 1FA268 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
Dame Meg Hillier (Labour (Co-op))
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 1AY

Full postcodeE8 1AY
Postcode districtE8
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.550498
Longitude-0.060687
Parliamentary constituencyHackney South and Shoreditch
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