London Fields · Hackney · Hackney South and Shoreditch constituency · 51.53895, -0.05767

E8 3AL— London Fields, Hackney

Location and area intelligence for E8 3AL, London Fields, Hackney

City living at its best

 

Bottom 25% LondonSchools 100%Safety 50/100Transport 65/100Low yield 3.07%

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
71
Safety
50
Schools
90
Transport
65
Environment
92
Investment
52

The bottom line

E8 3AL offers exceptional schools (100% Good/Outstanding) and a green environment at £722,500 median — strong value for Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E8 3AL

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+38.9% vs London avg
vs London income+16.4% vs London avg
vs London crime+227.0% vs London avg

Deep-dive guides for E8 3AL

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

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How E8 3AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

London Fields Primary School

Not yet inspected · Inspected Jan 2025 · 3 min walk

KS2: 104.5

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 8 min walk

P8: -0.26A8: 39.0

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

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

212.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 308.2%

+137% vs borough

Crime by type

Other31%
Anti-social behaviour16%
Violence & sexual offences15%
Theft13%
Burglary9%
Vehicle crime7%
Robbery6%
Drug offences3%

Stop & search

3.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.3km

Crime is +227% 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.

£722,500

Median sale price

Above London median by 39%

£722,500 is 39% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)6
New build100.0%
Avg flat£722,500
Price per m²£10,219/m²
Price per ft²£949/ft²
Avg floor area70.7 m²

EPC breakdown

B
57%

Based on 57 properties · Confidence: high

Street mix

Flat 100%

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£23,625
First-time buyerFTB
£23,625
Additional propertyBTL/2nd
£45,300

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

14.8×

Price-to-income

£3,614/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£176,750
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.12 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £500k–£600k · P75: £700k+ · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2024£825k£825k+0%49

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Bethnal Green Underground StationCentral line
15.8 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

London Fields Rail StationWeaver · Greater Anglia
3 min walk
London FieldsNational Rail
3 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
10 min walk
Hackney Central Rail StationMildmay
11 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
14 min walk
No bus stops within 400m

64

Walkability score

201

Footpaths (500m)

11

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria42 min ↑
Waterloo37 min ↓
Canary Wharf34 min ↓
City ★25 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

13

Car parks (800m)

22

EV chargers (800m)

Total spaces (800m)36
Nearest car park154m
Santander docks (800m)11
Nearest cycle dock0.2 km

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: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 km

Energy

Solar: 853 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 yield852.9 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

24 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.6 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

71

Restaurants (800m)

33

Cafes (800m)

12

Pubs (400m)

2

Pharmacies (800m)

13

Gyms (1km)

19

Sports (1km)

7

Convenience

Nearest supermarketGrains & Green · 542 m
2 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

2

Nightclubs

14

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

374m

Post office

Nearby shops

The Snapery East68 m
Whenever, whatever81 m
E5 Bakehouse256 m
Sultan Food & Wine264 m

Nearby cafes

21 Sid Tarot & Coffee48 m
Malavenda Cafè56 m
Finch Cafe82 m
Donny's105 m

Nearby restaurants

Pittagoras32 m
Pockets35 m
Field Notes59 m
Caldera63 m

Nearby pubs

The London Fields42 m
Saint Monday50 m
Bar 161131 m
Bambi136 m

Nearby gyms

F45 Training32 m
Basis83 m
Bloodline Gym108 m
Studio Anatomy127 m

Nearby pharmacies

Sonigra Pharmacy297 m
Clarks Healthcare303 m
Borno883 m
Clockwork Pharmacy1.1 km

Nearby health

The Greenhouse Practice134 m
London Fields Medical Centre365 m
CitySmile Dental Practice371 m
Elsdale Street Surgery751 m
Food hygiene (5-star)58% of 284

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

52

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
3.1% (average)London avg: 3.8%Below average yield — bottom 61%
Gentrification score36/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

74.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,628m
Crossrail 2 route1,488m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,831 nationally

2,344

Est. population

15,458/km²

81%

Employed

72%

Degree educated

£48,900

Median income

4.7%

Claimant rate

Urban coreVery high densityYoung professionals

26

Community stability

Age profile

14%
48%
25%
Under 1814%
18–3448%
35–4925%
50–6411%
65+2%

Tenure

20%
47%
16%
Own outright6%
Own (mortgage)20%
Private rent47%
Social rent16%
Shared ownership11%
Rent free0%

Ethnicity

39%
28%
White British39%
White Other28%
Asian9%
Black9%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine9%
No car household76%
Unemployed7%
No qualifications7%

Housing tenure (Census 2021)

Private rent47%
Social rent16%

vs. London

Income vs London+16.4%
Price vs London+38.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
37
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
8
Major developments (800m)
3
Planning apps (3 years)
10
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
76
Largest scheme
159 homes · LAND AT, 257-269, LAND AT, 257-269, MARE STREET, RICHMOND ROAD (280-288), MARTELLO STREET, E8
Pipeline pressure
NONE

Named schemes (500m)

LAND AT, 257-269, LAND AT, 257-269, MARE STREET, RICHMOND ROAD (280-288), MARTELLO STREET, E8159 homes
completed
NEW KINGSHOLD ESTATE - PHASE 7, NEW KINGSHOLD ESTATE - PHASE 7, KINGSHOLD ROAD, E9128 homes
completed
23-47, 23 - 47, MARE STREET, HACKNEY, E8 4RP106 homes
completed
SITE OF, 2-48, SITE OF, 2-48, NOTHIAM STREET, MARE STREET (2-10 & 22), E871 homes
completed
The Laundry 2-18, The Laundry 2-18, Warburton Road, E8 3FN58 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
17.4%
Ward turnout
43%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Brenda PuechGreen
Anntoinette BrambleLabour and Co-operative Party
Kwame OtiendeGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£722,500)

£23,625

Standard buyer

£23,625

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 3AL

Full postcodeE8 3AL
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.538947
Longitude-0.057674
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