Hackney Central · Hackney · Hackney South and Shoreditch constituency · 51.54992, -0.06422

E8 2HS— Hackney Central, Hackney

Location and area intelligence for E8 2HS, Hackney Central, Hackney

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 50/100Yield 3.74%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
70
Schools
95
Transport
50
Environment
74
Investment
54

The bottom line

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

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Location

E8 2HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
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 2HS

🛡️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

“High-connectivity investment target”

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How E8 2HS 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 · 2 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 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.9 incidents per 1,000 residents

Higher crime than 72% of London
↑ Rising 364.7%

+7% vs borough

Crime by type

Violence & sexual offences25%
Other24%
Vehicle crime18%
Anti-social behaviour11%
Theft8%
Drug offences6%
Robbery4%
Burglary4%

Stop & search

1.8

per 1,000 residents

→ Stable

trend

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.7km

Crime is +48% above London average

Property

Prices, sales volume and market trends

Avg floor area61.5 m²

EPC breakdown

B
1%
C
22%
D
20%
E
3%
G
1%

Based on 47 properties · Confidence: high

Street mix

Terraced 41%Detached 5%Flat 41%Other 14%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£153,750
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 CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+8.1%

Total change

+548%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.9%

per year

Acceleration

+26.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 16 sales

Property Type Mix

Total: 16 sales

Detached6.3%
Terraced50%
Flat/maisonette43.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£71k£69k-2.8%2
Post-dot-com plateau2002–2002£160k£160k+0%1
Pre-crash peak2006–2007£285k£169k-40.7%1.5
GFC & correction2010–2010£227k£227k+0%1
Help-to-Buy recovery2013–2015£545k£428k-21.4%1.7
Brexit uncertainty2018–2018£390k£390k+0%1
Pandemic surge2021–2021£460k£460k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+4.2% alpha

Terraced+4.2% α
Local
16.8%
District
12.6%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Hackney Downs Rail StationGreater Anglia · Weaver
3 min walk
Hackney DownsNational Rail
3 min walk
Hackney Central Rail StationMildmay
8 min walk
Dalston Kingsland Rail StationMildmay
10 min walk
Rectory Road Rail StationWeaver · Greater Anglia
12 min walk
No bus stops within 400m

47

Walkability score

123

Footpaths (500m)

2

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria45 min ↑
Waterloo48 min ↑
Canary Wharf ★35 min
City38 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)

13

EV chargers (800m)

Total spaces (800m)249
Nearest car park427m
Santander docks (800m)2
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
796m

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
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 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

9 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.3 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

120

Parks (1km)

9

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Pembury Tavern (351 m)

Nearest supermarketSainsbury's · 680 m
9 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

385m

Post office

Nearby shops

Papo'S Bagels227 m
Tashin Food Centre294 m
Nisa Local420 m
Papo's Bagels576 m

Nearby cafes

Down to Earth30 m
GOLDIE SALOON157 m
Hash E8210 m
Healthy Stuff212 m

Nearby restaurants

Casa Fofò3 m
Rao's248 m
Dixy Chicken336 m
Kebab Fellas342 m

Nearby pubs

Pembury Tavern351 m
The Three Compasses355 m
Binch420 m
People's Wine460 m

Nearby gyms

Leap Fit341 m
PureGym500 m
Yoga On The Lane540 m
Anytime Fitness718 m

Nearby pharmacies

Clockwork Pharmacy649 m

Nearby health

The Sandringham Practice272 m
Dalston Practice278 m
Bradbury Dental Surgery606 m
Beechwood Medical Centre611 m
Food hygiene (5-star)49% of 112

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

54

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

35.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,517m
Crossrail 2 route771m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,661 nationally

1,647

Est. population

25,376/km²

65%

Employed

57%

Degree educated

£37,600

Median income

7.7%

Claimant rate

Inner cityVery high densityYoung professionals

37

Community stability

Age profile

19%
34%
22%
15%
Under 1819%
18–3434%
35–4922%
50–6415%
65+10%

Tenure

17%
26%
46%
Own outright10%
Own (mortgage)17%
Private rent26%
Social rent46%
Shared ownership1%

Ethnicity

33%
18%
25%
White British34%
White Other18%
Asian9%
Black25%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household64%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent46%
Private rent26%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
8
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)
2
Largest scheme
268 homes · Pembury Circus, Pembury Circus, land at junction of, DALSTON LANE, and Pembury, HACKNEY, E8 1FA
Pipeline pressure
NONE

Named schemes (500m)

SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, DALSTON LANE, E8140 homes
completed
THE GERMAN HOSPITAL (SITE A), THE GERMAN HOSPITAL (SITE A), RITSON ROAD, E8127 homes
completed
SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, AMHURST ROAD, E8113 homes
completed
Junction 67, 7, Junction 67, 7, Marcon Place, E890 homes
completed
NAVARINO MANSIONS (PHASE IV), NAVARINO MANSIONS (PHASE IV), DALSTON LANE, E873 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.8%
Ward turnout
40%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Izzy Castello-CortesGreen
Pascale Frazer-CarrollGreen
James TildenGreen

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Key facts for E8 2HS

Full postcodeE8 2HS
Postcode districtE8
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.549918
Longitude-0.064217
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