Hackney Central · Hackney · Hackney North and Stoke Newington constituency · 51.54518, -0.05946

E8 1DP— Hackney Central, Hackney

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

Capital growth story in progress

 

Schools 100%Safety 59/100Transport 59/100Yield 3.67%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
59
Schools
95
Transport
59
Environment
73
Investment
45

The bottom line

E8 1DP offers exceptional schools (100% Good/Outstanding) at £605,000 median — strong value for Most buyers who can accept its trade-offs.

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E8 1DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+16.3% vs London avg
vs London income+9.3% vs London avg
vs London crime+145.0% vs London avg

Deep-dive guides for E8 1DP

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

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Postcode Personality

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“Capital growth story in progress”

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How E8 1DP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gayhurst Community School

Outstanding · Inspected Feb 2023 · 5 min walk

KS2: 107.2

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 5 min walk

P8: -0.26A8: 39.0

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 16 min walk

10 primaries · 4 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 · 1.1km

Crime is +145% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£605,000

Median sale price

Above London median by 16%

£605,000 is 16% above the London median (£520,000)

-62.5%

This year

Flat

Dominant type

Price history

5-year change
+22.2%
Sales (24 months)5
New build0.0%
Avg terraced£1,480,000
Avg flat£555,000
Price per m²£7,451/m²
Price per ft²£692/ft²
Avg floor area82.9 m²

EPC breakdown

B
1%
C
22%
D
38%
E
12%
F
1%

Based on 74 properties · Confidence: high

Street mix

Semi 9%Terraced 22%Flat 69%

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

Stamp duty

Standard buyer£17,750
First-time buyerFTB
£9,000
Additional propertyBTL/2nd
£35,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.2×

Price-to-income

£3,027/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£207,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.1%

Total change

+450%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.9%

per year

Acceleration

-53.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 119 sales

Property Type Mix

Total: 119 sales

Semi-detached8.4%
Terraced23.5%
Flat/maisonette68.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£85k£100k+17.1%4.6
Post-dot-com plateau2001–2004£123k£181k+47.3%3.5
Pre-crash peak2005–2007£201k£235k+16.9%9
GFC & correction2008–2012£515k£250k-51.4%3.6
Help-to-Buy recovery2013–2014£387k£335k-13.3%4
Brexit uncertainty2017–2019£391k£392k+0.4%2.3
Pandemic surge2020–2021£456k£495k+8.7%4
Rate-rise correction2022–2023£505k£931k+84.4%4
Current market2024–2025£953k£468k-50.9%3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+12.2% alpha

Weakest performer

Flat/maisonette

-2.7% alpha

Semi-detached+12.2% α
Local
23%
District
10.8%
Terraced-0.3% α
Local
8.3%
District
8.6%
Flat/maisonette-2.7% α
Local
4.7%
District
7.4%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

74out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing19
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
Hackney Downs→ Liverpool Street· 12 tph
9 min

Nearby stations

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

65

Walkability score

215

Footpaths (500m)

5

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria41 min ↑
Waterloo45 min ↑
Canary Wharf39 min ↓
City ★31 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

8

Car parks (800m)

22

EV chargers (800m)

Total spaces (800m)249
Nearest car park417m
Santander docks (800m)5
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
417m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.7 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.8 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

17 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.1 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

118

Parks (1km)

60

Restaurants (800m)

31

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

13

Gyms (1km)

24

Sports (1km)

2

Convenience

Nearest supermarketGrains & Green · 350 m
9 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

472m

Post office

Nearby shops

Pophams Bakery220 m
Sea Salt Food & Wine248 m
Grapes & Hops288 m
Hackney Meat Centre380 m

Nearby cafes

Pierrette270 m
Pool Terrace Café287 m
Only The Brave291 m
The Barrel Boulangerie344 m

Nearby restaurants

Sesta121 m
Lardo235 m
Sylvie’s Kitchen256 m
Sutton and Sons Fish & Chips261 m

Nearby pubs

Yuki Bar107 m
Spurstowe Arms264 m
Empire Tavern277 m
Old Ship277 m

Nearby gyms

Tempo Pilates106 m
Fit This245 m
Doom Yoga274 m
Small Pilates280 m

Nearby pharmacies

Clockwork Pharmacy532 m
Sonigra Pharmacy699 m
Clarks Healthcare884 m

Nearby health

Clockwork Private Health Centre536 m
Dalston Practice604 m
The Sandringham Practice609 m
The Greenhouse Practice730 m
Food hygiene (5-star)56% of 216

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

45

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 score36/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

68.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,178m
Crossrail 2 route1,132m

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%
Price vs London+16.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
41
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
7
Major developments (800m)
3
Planning apps (3 years)
12
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
89
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)

LAND AT, 257-269, LAND AT, 257-269, MARE STREET, RICHMOND ROAD (280-288), MARTELLO STREET, E8159 homes
completed
199 - 205, 199 - 205, Richmond Road, E8 3NJ97 homes
completed
Junction 67, 7, Junction 67, 7, Marcon Place, E890 homes
completed
199 - 205, 199 - 205, Richmond Road, E8 3NJ74 homes
completed
NAVARINO MANSIONS (PHASE IV), NAVARINO MANSIONS (PHASE IV), DALSTON LANE, E873 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£605,000)

£17,750

Standard buyer

£9,000

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E8 1DP

Full postcodeE8 1DP
Postcode districtE8
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.545181
Longitude-0.059457
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