Shacklewell · Hackney · Hackney South and Shoreditch constituency · 51.55206, -0.06850

E8 2ET— Shacklewell, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 47/100Yield 5.15%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
65
Safety
70
Schools
90
Transport
47
Environment
74
Investment
55

The bottom line

E8 2ET offers exceptional schools (100% Good/Outstanding) and low crime at £431,000 median — a strong choice for Families.

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Location

E8 2ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-17.1% vs London avg
vs London income-10.5% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for E8 2ET

🛡️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 2ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Halley House School

Good · Inspected Jul 2024 · 3 min walk

KS2: 104.9

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 3 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 24 min walk

9 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£431,000

Median sale price

17% below London median

£431,000 is 17% below the London median (£520,000)

-28.0%

This year

Flat

Dominant type

Price history

5-year change
-31.6%
Sales (24 months)6
New build0.0%
Avg flat£431,000
Price per m²£6,570/m²
Price per ft²£610/ft²
Avg floor area69.1 m²

EPC breakdown

C
21%
D
14%
E
5%

Based on 40 properties · Confidence: high

Street mix

Terraced 6%Flat 91%Other 4%

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£9,050
First-time buyerFTB
£300
Additional propertyBTL/2nd
£21,980

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

11.5×

Price-to-income

£2,156/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£172,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.4%

Total change

+354%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.3%

per year

Acceleration

-149.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 48 sales

Property Type Mix

Total: 48 sales

Terraced6.3%
Flat/maisonette93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£78k£96k+22.7%2.4
Post-dot-com plateau2001–2004£125k£225k+79.6%2
Pre-crash peak2005–2007£168k£285k+69.9%2
GFC & correction2009–2012£218k£315k+44.8%1
Help-to-Buy recovery2013–2016£227k£465k+105.3%2.3
Brexit uncertainty2018–2018£700k£700k+0%1
Pandemic surge2020–2021£580k£630k+8.6%2
Rate-rise correction2023–2023£334k£334k+0%1
Current market2024–2025£674k£355k-47.3%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.3% alpha

Flat/maisonette-2.3% α
Local
5.4%
District
7.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Below London average
Rectory Road

Nearby stations

Hackney Downs Rail StationWeaver · Greater Anglia
8 min walk
Dalston Kingsland Rail StationMildmay
8 min walk
Rectory Road Rail StationWeaver · Greater Anglia
9 min walk
Rectory RoadNational Rail
9 min walk
Hackney Central Rail StationMildmay
13 min walk
No bus stops within 400m

48

Walkability score

118

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

12

Car parks (800m)

11

EV chargers (800m)

Nearest car park552m
Santander docks (800m)0
Nearest cycle dock0.9 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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 AONB25% green spaceTree canopy: 70%
More green space than 80% 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

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 · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

32

Restaurants (800m)

20

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

15

Sports (1km)

2

Convenience

Nearest supermarketSainsbury's · 605 m
7 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

739m

Post office

Nearby shops

Papo's Bagels207 m
Food Land269 m
Berkay Dalston Gida Pazari446 m
Gurden448 m

Nearby cafes

Mélo160 m
Brunswick East Bakehouse301 m
Jack's Cafe304 m
Down to Earth403 m

Nearby restaurants

Oren166 m
Tom's Pasta298 m
Casa Fofò382 m
Mangal Ocakbaşı397 m

Nearby pubs

The Shacklewell Arms204 m
Hand of Glory289 m
All Good Beer306 m
The Three Compasses417 m

Nearby gyms

Yoga On The Lane160 m
Leap Fit420 m
Anytime Fitness477 m
PureGym528 m

Nearby pharmacies

ABC Pharmacy484 m

Nearby health

The Sandringham Practice453 m
Dalston Practice461 m
Bradbury Dental Surgery675 m
Beechwood Medical Centre676 m
Food hygiene (5-star)47% of 231

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

55

Investment score

Good

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score14/100
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

37.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,633m
Crossrail 2 route460m

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%
Price vs London-17.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
27
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
13
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)
57
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£431,000)

£9,050

Standard buyer

£300

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 2ET

Full postcodeE8 2ET
Postcode districtE8
BoroughLondon Borough of Hackney
WardShacklewell
Latitude51.552057
Longitude-0.068497
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