Hackney Central · Hackney · Hackney North and Stoke Newington constituency · 51.54607, -0.05550

E8 1EJ— Hackney Central, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 63/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
64
Safety
59
Schools
90
Transport
63
Environment
74
Investment
52

The bottom line

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

The catch: 16 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E8 1EJ

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 1EJ

🛡️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 1EJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

The Olive School, Hackney

Not yet inspected · Inspected May 2025 · 6 min walk

KS2: 106.5

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 3 min walk

P8: -0.26A8: 39.0

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 · 13 min walk

8 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

90

Road safety score

10

Accidents (5yr)

13

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 852m

Crime is +145% above London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,466/m²
Price per ft²£508/ft²
Avg floor area65.7 m²

EPC breakdown

C
5%
D
16%
E
6%
G
1%

Based on 28 properties · Confidence: medium

Street mix

Terraced 36%Flat 43%Other 21%

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£164,250
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

1995–2024 · CAGR

+2.4%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.1%

per year

Acceleration

+125.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£170k£100k-41.2%1.7
Post-dot-com plateau2002–2002£153k£153k+0%1
Pre-crash peak2005–2007£233k£876k+276%1
GFC & correction2012–2012£225k£225k+0%1
Current market2024–2024£340k£340k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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 Central

Nearby stations

Hackney Central Rail StationMildmay
2 min walk
Hackney CentralNational Rail
2 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
6 min walk
London Fields Rail StationWeaver · Greater Anglia
7 min walk
Homerton Rail StationMildmay
11 min walk
No bus stops within 400m

72

Walkability score

329

Footpaths (500m)

4

Santander docks (800m)

0.4 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

9

Car parks (800m)

23

EV chargers (800m)

Total spaces (800m)249
Nearest car park128m
Santander docks (800m)4
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
128m

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: 3.0 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 67%
More green space than 80% 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

18 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 860 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

136

Parks (1km)

72

Restaurants (800m)

34

Cafes (800m)

16

Pubs (400m)

3

Pharmacies (800m)

14

Gyms (1km)

31

Sports (1km)

5

Convenience

Nearest supermarketGrains & Green · 281 m
12 tennis courts4 swimming pools

Nightlife (500m)

2

Nightclubs

18

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

335m

Post office

Nearby shops

Grapes & Hops64 m
Sea Salt Food & Wine93 m
Hackney Meat Centre97 m
Maan Ka Fook101 m

Nearby cafes

The Barrel Boulangerie55 m
Dilara's Cafe88 m
Only The Brave92 m
Urban Social Coffee99 m

Nearby restaurants

Original PFC5 m
Baba Doner10 m
KFC13 m
Britannia21 m

Nearby pubs

Old Ship21 m
Cock Tavern29 m
Empire Tavern66 m
You Call The Shots71 m

Nearby gyms

Doom Yoga20 m
Small Pilates35 m
Paper Dress Yoga164 m
Fit This170 m

Nearby pharmacies

Clockwork Pharmacy335 m
Sonigra Pharmacy685 m
Clarks Healthcare1.1 km

Nearby health

Clockwork Private Health Centre335 m
Elsdale Street Surgery558 m
AF Dental590 m
Community Health Services616 m
Food hygiene (5-star)59% of 240

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

52

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

68.6

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,395m
Crossrail 2 route1,400m

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)
67
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
12
Commercial apps (800m)
9
Major developments (800m)
3
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)
16
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
54
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)

29-53, 29-53, Chatham Place, E9 6LP173 homes
completed
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
199 - 205, 199 - 205, Richmond Road, E8 3NJ74 homes
completed
The Rectory, St John at Hackney, The Rectory, St John at Hackney, Lower Clapton Road, E5 0PD57 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 1EJ

Full postcodeE8 1EJ
Postcode districtE8
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.546069
Longitude-0.055496
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
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Survey