Shacklewell · Hackney · Hackney South and Shoreditch constituency · 51.55406, -0.06817

E8 2BS— Shacklewell, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 50/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
70
Schools
90
Transport
50
Environment
74
Investment
46

The bottom line

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

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Location

E8 2BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E8 2BS

🛡️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 2BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Shacklewell Primary School

Not yet inspected · 4 min walk

KS2: 104.6

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 5 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 27 min walk

10 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

96.2 incidents per 1,000 residents

Higher crime than 72% of London
↑ Rising 395.2%

+7% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour15%
Theft10%
Drug offences9%
Burglary6%
Vehicle crime5%
Robbery3%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.1km

Crime is +48% 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£6,750/m²
Price per ft²£627/ft²
Avg floor area65.4 m²

EPC breakdown

B
13%
C
31%
D
22%
E
4%

Based on 70 properties · Confidence: high

Street mix

Semi 1%Terraced 2%Flat 97%

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£163,500
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 BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6%

Total change

+406%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.5%

per year

Acceleration

+25.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 106 sales

Property Type Mix

Total: 106 sales

Semi-detached0.9%
Terraced1.9%
Flat/maisonette97.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£82k£90k+9.8%2.2
Post-dot-com plateau2001–2004£127k£177k+39.6%2.7
Pre-crash peak2005–2007£183k£230k+25.5%4.7
GFC & correction2010–2011£220k£259k+17.6%18
Help-to-Buy recovery2013–2016£337k£455k+34.9%5
Brexit uncertainty2017–2019£468k£370k-20.9%4
Rate-rise correction2022–2023£535k£603k+12.6%2
Current market2024–2025£430k£415k-3.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
8.1%
District
7.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Rectory Road

Nearby stations

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

44

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

1.0 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

12

Car parks (800m)

9

EV chargers (800m)

Nearest car park477m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
The Nightingale Practice
647m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.3 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 31%
More green space than 81% 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

4 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

17

Restaurants (800m)

13

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

13

Sports (1km)

3

Convenience

Nearest supermarketJarr Market · 701 m
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

872m

Post office

Nearby shops

Food Land54 m
Papo's Bagels279 m
Pak Butchers471 m
Naps News475 m

Nearby cafes

Brunswick East Bakehouse129 m
Mélo199 m
Bean's Cafe218 m
Jack's Cafe461 m

Nearby restaurants

Tom's Pasta136 m
Oren237 m
Kennedy Fried Chicken470 m
Che-Men471 m

Nearby pubs

Hand of Glory65 m
All Good Beer135 m
The Shacklewell Arms290 m
Ballie Ballerson474 m

Nearby gyms

Yoga On The Lane195 m
Anytime Fitness259 m
Leap Fit643 m
Muslceworks Gym705 m

Nearby pharmacies

ABC Pharmacy474 m
Benjamin Chemist968 m

Nearby health

The Sandringham Practice667 m
Dalston Practice676 m
Stoke Newington Dental Practice748 m
Bradbury Dental Surgery898 m
Food hygiene (5-star)51% of 162

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

46

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

46.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,851m
Crossrail 2 route470m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,747 nationally

2,162

Est. population

16,981/km²

62%

Employed

47%

Degree educated

£37,600

Median income

9.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

24%
31%
21%
17%
Under 1824%
18–3432%
35–4921%
50–6417%
65+6%

Tenure

24%
55%
Own outright8%
Own (mortgage)10%
Private rent24%
Social rent55%
Shared ownership2%
Rent free0%

Ethnicity

24%
14%
32%
White British24%
White Other14%
Asian10%
Black32%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household69%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent55%
Private rent24%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (3 years)
14
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)
70
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, 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
Babik House, 124 - 130, Babik House, 124 - 130, Shacklewell Lane, E8 2EJ34 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 2BS

Full postcodeE8 2BS
Postcode districtE8
BoroughLondon Borough of Hackney
WardShacklewell
Latitude51.554057
Longitude-0.068167
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