Shacklewell · Hackney · Hackney North and Stoke Newington constituency · 51.55171, -0.07174

E8 2EY— Shacklewell, Hackney

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

The hidden gem

 

Bottom 25% LondonSchools 100%Safety 59/100Transport 56/100Low yield 3.26%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
70
Safety
59
Schools
90
Transport
56
Environment
74
Investment
50

The bottom line

E8 2EY offers exceptional schools (100% Good/Outstanding) at £680,000 median — a strong choice for Most buyers.

Less suited to Families.

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Location

E8 2EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+30.8% vs London avg
vs London income+8.3% vs London avg
vs London crime+150.0% vs London avg

Deep-dive guides for E8 2EY

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

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“The hidden gem”

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How E8 2EY 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 · 1 min walk

KS2: 104.9

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 0 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

162.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 345.9%

+81% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Theft15%
Anti-social behaviour14%
Robbery5%
Vehicle crime5%
Burglary5%
Drug offences4%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +150% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£680,000

Median sale price

Above London median by 31%

£680,000 is 31% above the London median (£520,000)

+34.8%

This year

Flat

Dominant type

Price history

5-year change
+36.0%
Sales (24 months)7
New build0.0%
Avg terraced£1,406,250
Avg flat£592,000
Price per m²£8,303/m²
Price per ft²£771/ft²
Avg floor area79.8 m²

EPC breakdown

C
12%
D
12%
E
5%

Based on 29 properties · Confidence: medium

Street mix

Terraced 32%Flat 69%

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£21,500
First-time buyerFTB
£21,500
Additional propertyBTL/2nd
£41,900

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

14.9×

Price-to-income

£3,402/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£199,500
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.9%

Total change

+1183%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.6%

per year

Acceleration

-25.38

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 53 sales

Property Type Mix

Total: 53 sales

Terraced32.1%
Flat/maisonette67.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£53k£153k+187.7%2.2
Post-dot-com plateau2001–2004£189k£191k+1.1%3.2
Pre-crash peak2005–2007£382k£288k-24.7%2.7
GFC & correction2008–2012£302k£279k-7.6%2
Help-to-Buy recovery2013–2015£400k£415k+3.8%1
Brexit uncertainty2018–2019£585k£513k-12.4%2.5
Pandemic surge2021–2021£500k£500k+0%1
Current market2024–2025£650k£680k+4.6%4

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.4% alpha

Weakest performer

Terraced

+1% alpha

Flat/maisonette+2.4% α
Local
8.5%
District
6.1%
Terraced+1% α
Local
9.1%
District
8.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Dalston Kingsland

Nearby stations

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

57

Walkability score

131

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria45 min ↑
Waterloo50 min ↑
Canary Wharf ★35 min
City41 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

15

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)9
Nearest car park364m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Bentley Road Car Park· no
795m

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: 9.0 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: 3.0 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.5 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

3 min walk

82%

Recommend GP

82%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

57

Restaurants (800m)

34

Cafes (800m)

6

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

4

Convenience

Nearest supermarketSainsbury's · 481 m
1 sports halls

Nightlife (500m)

1

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Papo's Bagels97 m
Berkay Dalston Gida Pazari218 m
Gurden219 m
Co-op Food244 m

Nearby cafes

Jack's Cafe103 m
Mélo164 m
Leo's Café233 m
Espresso & Shakes234 m

Nearby restaurants

Oren126 m
Mangal Ocakbaşı173 m
Cirrik213 m
Samarkand214 m

Nearby pubs

The Shacklewell Arms81 m
The Marquee Moon206 m
Moustache Bar210 m
tipsy225 m

Nearby gyms

Yoga On The Lane168 m
Leap Fit447 m
PureGym486 m
Anytime Fitness610 m

Nearby pharmacies

ABC Pharmacy313 m
Benjamin Chemist1.2 km

Nearby health

The Sandringham Practice523 m
Dalston Practice530 m
Dental Beauty Dalston555 m
Beechwood Medical Centre626 m
Food hygiene (5-star)48% of 336

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

50

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score44/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

68.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,525m
Crossrail 2 route238m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,680 nationally

2,329

Est. population

17,649/km²

70%

Employed

63%

Degree educated

£45,500

Median income

8.7%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

16%
41%
23%
Under 1816%
18–3442%
35–4923%
50–6413%
65+7%

Tenure

20%
41%
25%
Own outright10%
Own (mortgage)20%
Private rent41%
Social rent25%
Shared ownership3%

Ethnicity

36%
25%
15%
White British36%
White Other25%
Asian10%
Black15%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine13%
No car household74%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent41%
Social rent25%

vs. London

Income vs London+8.3%
Price vs London+30.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
27
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
13
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
21
Local approval rate
100%
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)
63
Largest scheme
309 homes · Dalston Junction interchange, site R/O 514 - 600, Dalston Junction interchange, site R/O 514 - 600, Kingsland Road, bounded by Dalston Lane, Roseberry Place, Forest Road, E8
Pipeline pressure
NONE

Named schemes (500m)

2-26, 2-26, Somerford Grove, N16 7TX87 homes
completed
BIRBECK WORKS, BIRBECK WORKS, BIRKBECK ROAD, COLVERSTONE CRESCENT (9-21), E861 homes
completed
10-14, 10-14, Crossway, N16 8HX54 homes
completed
West Hackney Synagogue, 233A, West Hackney Synagogue, 233A, Amhurst Road, E8 2BS41 homes
completed
37-47, 37-47, Stoke Newington Road, Dalston, N16 8BJ38 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
28.4%
Ward turnout
44%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Ülgen SemerciGreen
Cathy TrouppGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£680,000)

£21,500

Standard buyer

£21,500

First-time buyer

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 2EY

Full postcodeE8 2EY
Postcode districtE8
BoroughLondon Borough of Hackney
WardShacklewell
Latitude51.551705
Longitude-0.071743
Parliamentary constituencyHackney North and Stoke Newington
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