Hackney Central · Hackney · Hackney South and Shoreditch constituency · 51.54765, -0.06547

E8 1JA— Hackney Central, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 58/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
67
Schools
95
Transport
58
Environment
74
Investment
49

The bottom line

E8 1JA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E8 1JA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+68.0% vs London avg

Deep-dive guides for E8 1JA

🛡️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 1JA 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 21 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

109.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 237.3%

+22% vs borough

Crime by type

Violence & sexual offences30%
Other20%
Anti-social behaviour17%
Burglary10%
Theft9%
Vehicle crime7%
Drug offences5%
Robbery4%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.8km

Crime is +68% 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£7,199/m²
Price per ft²£669/ft²
Avg floor area118.3 m²

EPC breakdown

C
12%
D
1%

Based on 13 properties · Confidence: medium

Street mix

Terraced 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

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£295,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofRoof room(s), insulated (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

2006–2025 · CAGR

+4%

Total change

+109%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.9%

per year

Acceleration

+37.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 16 sales

Property Type Mix

Total: 16 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£395k£448k+13.5%3.5
GFC & correction2012–2012£497k£497k+0%1
Help-to-Buy recovery2013–2015£580k£757k+30.4%1
Pandemic surge2020–2021£925k£718k-22.4%1
Current market2025–2025£825k£825k+0%3

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
4%
District
5.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

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 Downs→ Liverpool Street· 12 tph
9 min

Nearby stations

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

50

Walkability score

127

Footpaths (500m)

3

Santander docks (800m)

0.6 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

5

Car parks (800m)

13

EV chargers (800m)

Nearest car park418m
Santander docks (800m)3
Nearest cycle dock0.6 km

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 AONB24% green spaceTree canopy: 49%
More green space than 79% 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

11 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.4 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

109

Parks (1km)

10

Restaurants (800m)

14

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 537 m
9 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

507m

Post office

Nearby shops

Papo'S Bagels372 m
Tashin Food Centre441 m
Dalston Local Store479 m
Prestige Supermarket481 m

Nearby cafes

Healthy Stuff57 m
Hash E859 m
Down to Earth280 m
Allpress London Roastery and Cafe360 m

Nearby restaurants

Casa Fofò269 m
Rao's309 m
Sesta383 m
Little Duck - The Picklery407 m

Nearby pubs

Binch196 m
The Three Compasses232 m
People's Wine271 m
Spurstowe Arms297 m

Nearby gyms

Leap Fit214 m
PureGym330 m
Tempo Pilates600 m
London Fields Lido623 m

Nearby pharmacies

Clockwork Pharmacy745 m

Nearby health

Dalston Practice106 m
The Sandringham Practice111 m
Bradbury Dental Surgery386 m
Beechwood Medical Centre394 m
Food hygiene (5-star)45% of 119

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

49

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 score18/100
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 owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,251m
Crossrail 2 route699m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,975 nationally

1,818

Est. population

20,419/km²

57%

Employed

50%

Degree educated

£37,600

Median income

7.9%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

17%
30%
25%
18%
Under 1817%
18–3430%
35–4925%
50–6418%
65+10%

Tenure

22%
58%
Own outright6%
Own (mortgage)12%
Private rent22%
Social rent58%
Shared ownership3%
Rent free0%

Ethnicity

35%
16%
23%
White British35%
White Other16%
Asian9%
Black23%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine19%
No car household69%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Social rent58%
Private rent22%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
6
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
151 homes · Holly Street Estate, Holly Street Estate, Richmond Road, Forest Road, Holly Street, E8
Pipeline pressure
NONE

Named schemes (500m)

SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, DALSTON LANE, E8140 homes
completed
THE GERMAN HOSPITAL (SITE A), THE GERMAN HOSPITAL (SITE A), RITSON ROAD, E8127 homes
completed
67a - 71, 67a - 71, Dalston Lane, Martel Place, E8 2NG121 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

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 1JA

Full postcodeE8 1JA
Postcode districtE8
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.547646
Longitude-0.065467
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