Hackney Central · Hackney · Hackney South and Shoreditch constituency · 51.55012, -0.06253

E8 2AG— Hackney Central, Hackney

Location and area intelligence for E8 2AG, Hackney Central, Hackney

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 51/100Yield 4.93%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
70
Schools
95
Transport
51
Environment
75
Investment
54

The bottom line

E8 2AG offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £450,000 median — 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 2AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-13.5% vs London avg
vs London income-10.5% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for E8 2AG

🛡️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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“High-connectivity investment target”

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How E8 2AG 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 · 2 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 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.9 incidents per 1,000 residents

Higher crime than 72% of London
↑ Rising 364.7%

+7% vs borough

Crime by type

Violence & sexual offences25%
Other24%
Vehicle crime18%
Anti-social behaviour11%
Theft8%
Drug offences6%
Robbery4%
Burglary4%

Stop & search

1.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 1.3km

Crime is +48% 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.

£450,000

Median sale price

13% below London median

£450,000 is 13% below the London median (£520,000)

0.0%

This year

Flat

Dominant type

Price history

5-year change
-25.9%
Sales (24 months)5
New build0.0%
Avg flat£450,000
Price per m²£6,233/m²
Price per ft²£579/ft²
Avg floor area74.5 m²

EPC breakdown

B
1%
C
47%
D
18%
F
1%

Based on 67 properties · Confidence: high

Street mix

Terraced 5%Flat 95%

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£10,000
First-time buyerFTB
£1,250
Additional propertyBTL/2nd
£23,500

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

12.0×

Price-to-income

£2,251/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£186,250
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.9%

Total change

+587%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.7%

per year

Acceleration

-57.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 72 sales

Property Type Mix

Total: 72 sales

Terraced5.6%
Flat/maisonette94.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£66k£120k+83.2%2.6
Post-dot-com plateau2001–2004£122k£231k+89.3%3.5
Pre-crash peak2005–2007£214k£280k+30.8%3
GFC & correction2009–2012£210k£250k+19%1.8
Help-to-Buy recovery2013–2016£425k£585k+37.6%1.7
Brexit uncertainty2017–2019£709k£499k-29.6%2.7
Pandemic surge2020–2021£432k£608k+40.6%1.5
Rate-rise correction2022–2023£500k£443k-11.5%3.5
Current market2024–2025£590k£450k-23.7%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
6.9%
District
7.7%

CAGR over 29yr 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 Velocity100
Sales Volume15
Seasonal Timing17
Trend Position100

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
7 min walk
Dalston Kingsland Rail StationMildmay
12 min walk
Rectory Road Rail StationWeaver · Greater Anglia
13 min walk
No bus stops within 400m

48

Walkability score

190

Footpaths (500m)

2

Santander docks (800m)

0.7 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

7

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)249
Nearest car park325m
Santander docks (800m)2
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
705m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.1 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.4 km

Energy

Solar: 851 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 yield850.9 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

10 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

10

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

9

Gyms (1km)

21

Sports (1km)

2

Convenience

Nearest supermarketGrains & Green · 893 m
9 tennis courts2 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)

276m

Post office

Nearby shops

Papo'S Bagels126 m
Tashin Food Centre183 m
Nisa Local306 m
Sea Salt Food & Wine574 m

Nearby cafes

GOLDIE SALOON83 m
Down to Earth89 m
CoffeeLovers173 m
Espresso Bar222 m

Nearby restaurants

Casa Fofò116 m
Rao's188 m
Dixy Chicken235 m
Ace Pizza241 m

Nearby pubs

Pembury Tavern245 m
Binch454 m
The Three Compasses469 m
The Star by Hackney Downs471 m

Nearby gyms

Leap Fit454 m
PureGym611 m
Yoga On The Lane624 m
Paper Dress Yoga632 m

Nearby pharmacies

Clockwork Pharmacy538 m

Nearby health

The Sandringham Practice374 m
Dalston Practice379 m
Clockwork Private Health Centre546 m
Bradbury Dental Surgery708 m
Food hygiene (5-star)55% of 88

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

54

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

41.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,584m
Crossrail 2 route886m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,661 nationally

1,647

Est. population

25,376/km²

65%

Employed

57%

Degree educated

£37,600

Median income

7.7%

Claimant rate

Inner cityVery high densityYoung professionals

37

Community stability

Age profile

19%
34%
22%
15%
Under 1819%
18–3434%
35–4922%
50–6415%
65+10%

Tenure

17%
26%
46%
Own outright10%
Own (mortgage)17%
Private rent26%
Social rent46%
Shared ownership1%

Ethnicity

33%
18%
25%
White British34%
White Other18%
Asian9%
Black25%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household64%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent46%
Private rent26%

vs. London

Income vs London-10.5%
Price vs London-13.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
8
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)
19
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
SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, DALSTON LANE, E8140 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

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 (£450,000)

£10,000

Standard buyer

£1,250

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 2AG

Full postcodeE8 2AG
Postcode districtE8
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.550124
Longitude-0.062535
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