Shacklewell · Hackney · Hackney North and Stoke Newington constituency · 51.55165, -0.07104

E8 2HE— Shacklewell, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 56/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
59
Schools
90
Transport
56
Environment
74
Investment
53

The bottom line

E8 2HE offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

E8 2HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E8 2HE

🛡️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 2HE 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 · 1 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

12 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

100

Road safety score

0

Accidents (5yr)

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

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£10,475/m²
Price per ft²£973/ft²
Avg floor area95 m²

EPC breakdown

C
33%
D
21%
E
6%
F
2%

Based on 62 properties · Confidence: high

Street mix

Terraced 17%Flat 83%

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£237,500
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.9%

per year

Acceleration

+22.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 140 sales

Property Type Mix

Total: 140 sales

Terraced17.1%
Flat/maisonette82.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£100k£125k+25%8.2
Post-dot-com plateau2001–2004£260k£285k+9.6%5.8
Pre-crash peak2005–2007£250k£355k+42%4
GFC & correction2008–2011£500k£385k-23%3.8
Help-to-Buy recovery2013–2016£500k£607k+21.4%3
Brexit uncertainty2017–2019£845k£700k-17.2%3
Pandemic surge2020–2021£650k£825k+26.9%5
Rate-rise correction2022–2022£945k£945k+0%5
Current market2024–2025£870k£1.00m+14.9%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Weakest performer

Terraced

+0.1% alpha

Flat/maisonette+0.4% α
Local
8.1%
District
7.7%
Terraced+0.1% α
Local
10.5%
District
10.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Hackney Downs Rail StationGreater Anglia · Weaver
10 min walk
Rectory Road Rail StationWeaver · Greater Anglia
10 min walk
Hackney Central Rail StationMildmay
14 min walk
No bus stops within 400m

56

Walkability score

144

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

14

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)9
Nearest car park409m
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 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: 22%
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

3

GPs within 1km

7

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

106

Parks (1km)

55

Restaurants (800m)

33

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 487 m
2 tennis courts1 sports halls

Nightlife (500m)

1

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)

1.1km

Post office

Nearby shops

Papo's Bagels102 m
Berkay Dalston Gida Pazari265 m
Gurden267 m
Co-op Food293 m

Nearby cafes

Jack's Cafe130 m
Mélo147 m
Leo's Café278 m
Espresso & Shakes282 m

Nearby restaurants

Oren112 m
Mangal Ocakbaşı223 m
Cirrik262 m
Samarkand262 m

Nearby pubs

The Shacklewell Arms87 m
The Marquee Moon255 m
Moustache Bar259 m
tipsy271 m

Nearby gyms

Yoga On The Lane151 m
Leap Fit418 m
PureGym472 m
Anytime Fitness589 m

Nearby pharmacies

ABC Pharmacy354 m
Benjamin Chemist1.2 km

Nearby health

The Sandringham Practice488 m
Dalston Practice496 m
Dental Beauty Dalston575 m
Beechwood Medical Centre616 m
Food hygiene (5-star)48% of 324

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

53

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 score32/100
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

57.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,534m
Crossrail 2 route287m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
29
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
14
Major developments (800m)
0
Planning apps (3 years)
20
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
244 homes · Land south of, Land south of, Dalston Lane, between Beechwood Road and Roseberry Place and south of Holy Trinity School, E8
Pipeline pressure
NONE

Named schemes (500m)

67a - 71, 67a - 71, Dalston Lane, Martel Place, E8 2NG121 homes
completed
SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, AMHURST ROAD, E8113 homes
completed
2-26, 2-26, Somerford Grove, N16 7TX87 homes
completed
15, 15, Ramsgate Street, E8 2NA66 homes
completed
BIRBECK WORKS, BIRBECK WORKS, BIRKBECK ROAD, COLVERSTONE CRESCENT (9-21), E861 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

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Key facts for E8 2HE

Full postcodeE8 2HE
Postcode districtE8
BoroughLondon Borough of Hackney
WardShacklewell
Latitude51.551649
Longitude-0.071038
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