Hackney Central · Hackney · Hackney South and Shoreditch constituency · 51.54992, -0.05884

E8 1FP— Hackney Central, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 53/100Yield 3.93%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
68
Schools
95
Transport
53
Environment
75
Investment
50

The bottom line

E8 1FP offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £565,000 median — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E8 1FP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price+8.7% vs London avg
vs London income-10.5% vs London avg
vs London crime+60.0% vs London avg

Deep-dive guides for E8 1FP

🛡️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 1FP 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 · 4 min walk

KS2: 105.5

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 3 min walk

P8: +1.49A8: 64.4

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 18 min walk

8 primaries · 6 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)

12

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.0km

Crime is +60% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£565,000

Median sale price

Above London median by 9%

£565,000 is 9% above the London median (£520,000)

-33.5%

This year

Flat

Dominant type

Price history

5-year change
-3.0%
Sales (24 months)7
New build0.0%
Avg flat£565,000
Price per m²£9,878/m²
Price per ft²£918/ft²
Avg floor area57.1 m²

EPC breakdown

B
20%
C
25%

Based on 45 properties · Confidence: high

Street mix

Flat 100%

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£15,750
First-time buyerFTB
£7,000
Additional propertyBTL/2nd
£32,700

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

15.0×

Price-to-income

£2,826/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 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 era2012-2021
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully triple glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2026 · CAGR

+3.4%

Total change

+45%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.9%

per year

Acceleration

-11.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 98 sales

Property Type Mix

Total: 98 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£390k£300k-23%39
Brexit uncertainty2017–2019£600k£410k-31.7%2
Pandemic surge2020–2021£288k£583k+102.6%1.5
Rate-rise correction2023–2023£552k£552k+0%2
Current market2024–2026£606k£565k-6.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
4.8%
District
2.7%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing19
Trend Position75

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
5 min walk
London Fields Rail StationWeaver · Greater Anglia
12 min walk
Rectory Road Rail StationWeaver · Greater Anglia
14 min walk
No bus stops within 400m

57

Walkability score

281

Footpaths (500m)

2

Santander docks (800m)

0.6 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

7

Car parks (800m)

22

EV chargers (800m)

Total spaces (800m)249
Nearest car park253m
Santander docks (800m)2
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
492m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseVERY HIGH
road
Among London's noisiest areas
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: 46%
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

13 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalHomerton University Hospital · 928 m
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

123

Parks (1km)

60

Restaurants (800m)

28

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

25

Sports (1km)

3

Convenience

Nearest supermarketGrains & Green · 753 m
12 tennis courts4 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)

58m

Post office

Nearby shops

Nisa Local52 m
Tashin Food Centre85 m
Papo'S Bagels158 m
Sea Salt Food & Wine407 m

Nearby cafes

Fig House22 m
CoffeeLovers163 m
Espresso Bar175 m
Mess Cafe238 m

Nearby restaurants

JFB Jerk Grill19 m
Ace Pizza70 m
Dixy Chicken100 m
Kebab Fellas103 m

Nearby pubs

Pembury Tavern72 m
Behind This Wall263 m
The Half Crown300 m
The Crown302 m

Nearby gyms

Paper Dress Yoga409 m
King's Hall Leisure Centre459 m
Doom Yoga477 m
Small Pilates517 m

Nearby pharmacies

Clockwork Pharmacy285 m

Nearby health

Clockwork Private Health Centre293 m
Community Health Services562 m
E5 Acupuncture580 m
The Sandringham Practice592 m
Food hygiene (5-star)60% of 201

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

50

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

63.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,670m
Crossrail 2 route1,143m

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%
Price vs London+8.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
59
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
6
Major developments (800m)
1
Planning apps (3 years)
7
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)
25
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
COMMUNITY COLLEGE & LAND ADJOINING, COMMUNITY COLLEGE & LAND ADJOINING, DALSTON LANE, AMHURST ROAD, E857 homes
completed
3-9 & YARD, 3-9 & YARD, KENMURE ROAD, DALSTON LANE (REAR OF 252-300), E838 homes
completed
1 - 14 Spurstowe Works, 1 - 14 Spurstowe Works, Spurstowe Terrace, E8 1L335 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£565,000)

£15,750

Standard buyer

£7,000

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 1FP

Full postcodeE8 1FP
Postcode districtE8
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.549919
Longitude-0.058837
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