Shacklewell · Hackney · Hackney South and Shoreditch constituency · 51.55230, -0.06521

E8 2AS— Shacklewell, Hackney

Location and area intelligence for E8 2AS, Shacklewell, Hackney

The family fortress

 

Schools 100%Safety 78/100Transport 46/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
78
Schools
95
Transport
46
Environment
75
Investment
39

The bottom line

E8 2AS offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

E8 2AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.5% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for E8 2AS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E8 2AS 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 · 5 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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.0 incidents per 1,000 residents

Better than 64% of London
↑ Rising 326.3%

from a low base — still below London average

-47% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour25%
Other16%
Vehicle crime11%
Theft10%
Robbery4%
Drug offences2%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.4km

Crime is 26% below London average

Property

2 Jul

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£2,077/m²
Price per ft²£193/ft²
Avg floor area59 m²

EPC breakdown

C
16%
D
5%
E
1%

Based on 22 properties · Confidence: medium

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

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 yield851 kWh/kWp/yr
Rebuild cost estimate£147,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2025 · CAGR

+-0.3%

Total change

-6%

Market Activity

Price Velocity & Acceleration

Current Velocity

-65.8%

per year

Acceleration

-103.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£126k£170k+35.5%1.5
GFC & correction2010–2010£165k£165k+0%1
Help-to-Buy recovery2014–2014£250k£250k+0%2
Pandemic surge2021–2021£345k£345k+0%1
Current market2025–2025£118k£118k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
9%
District
8.1%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hackney Downs→ Liverpool Street· 12 tph
9 min

Nearby stations

Hackney Downs Rail StationGreater Anglia · Weaver
6 min walk
Hackney DownsNational Rail
6 min walk
Rectory Road Rail StationWeaver · Greater Anglia
9 min walk
Hackney Central Rail StationMildmay
11 min walk
Dalston Kingsland Rail StationMildmay
11 min walk
No bus stops within 400m

41

Walkability score

135

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria48 min ↑
Waterloo52 min ↑
Canary Wharf ★37 min
City42 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)

12

EV chargers (800m)

Nearest car park408m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
The Nightingale Practice
697m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.2 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

7 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

10

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 771 m
7 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

554m

Post office

Nearby shops

Food Land335 m
Papo'S Bagels426 m
Papo's Bagels428 m
Tashin Food Centre465 m

Nearby cafes

GOLDIE SALOON244 m
Brunswick East Bakehouse250 m
Down to Earth281 m
Mélo363 m

Nearby restaurants

Tom's Pasta238 m
Casa Fofò273 m
Oren383 m
Rao's491 m

Nearby pubs

All Good Beer251 m
Hand of Glory329 m
The Shacklewell Arms429 m
The Three Compasses504 m

Nearby gyms

Yoga On The Lane361 m
Anytime Fitness445 m
Leap Fit498 m
PureGym643 m

Nearby pharmacies

ABC Pharmacy694 m
Clockwork Pharmacy797 m

Nearby health

The Sandringham Practice479 m
Dalston Practice488 m
Bradbury Dental Surgery779 m
Beechwood Medical Centre782 m
Food hygiene (5-star)48% of 114

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

39

Investment score

Weak

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

43.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,738m
Crossrail 2 route686m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,355 nationally

1,686

Est. population

30,000/km²

54%

Employed

37%

Degree educated

£37,600

Median income

10.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

32%
21%
23%
15%
Under 1832%
18–3421%
35–4923%
50–6416%
65+9%

Tenure

80%
Own outright2%
Own (mortgage)7%
Private rent9%
Social rent80%
Shared ownership2%
Rent free1%

Ethnicity

17%
18%
39%
White British17%
White Other9%
Asian18%
Black39%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine28%
No car household59%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent80%
Private rent9%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
24
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
9
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)
17
Largest scheme
140 homes · SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, DALSTON LANE, E8
Pipeline pressure
NONE

Named schemes (500m)

SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, DALSTON LANE, E8140 homes
completed
SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, AMHURST ROAD, E8113 homes
completed
1A, 1A, Downs Road, E5 8QJ79 homes
completed
West Hackney Synagogue, 233A, West Hackney Synagogue, 233A, Amhurst Road, E8 2BS41 homes
completed
LAND AT AND REAR OF, 63-69, LAND AT AND REAR OF, 63-69, DOWNS PARK ROAD, E834 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
28.4%
Ward turnout
44%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Ülgen SemerciGreen
Cathy TrouppGreen

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Key facts for E8 2AS

Full postcodeE8 2AS
Postcode districtE8
BoroughLondon Borough of Hackney
WardShacklewell
Latitude51.552299
Longitude-0.065212
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