The bottom line
E8 3EX offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.
Check your dealbreakers
Toggle the things that matter to you — see how E8 3EX scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for E8 3EX
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Postcode Personality
“High-connectivity investment target”
How E8 3EX has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Holy Trinity Church of England Primary School
Good · Inspected Mar 2020 · 5 min walk
KS2: 108.6
Secondary
The Excelsior Academy
Good · Inspected Feb 2024 · 9 min walk
100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km
Childcare
Childcare
Comet Nursery School and Children's Centre
Not inspected · 17 min walk
8 primaries · 3 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
97.5 incidents per 1,000 residents
+9% vs borough
Crime by type
Stop & search
1.3
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 · 2.0km
Crime is +50% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 2 properties · Confidence: very_low
LHA rates — Inner East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1997–2011 · CAGR
+13.8%
Total change
+511%
Market Activity
Price Velocity & Acceleration
Current Velocity
+115.2%
per year
Acceleration
+61.89
change in velocity
Market State
Strong growth
Price Distribution
P25: £150k–£175k · P75: £450k–£500k · 4 sales
Property Type Mix
Total: 4 sales
By decade
1990s
2000s
2010s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1997–1999 | £81k | £150k | +85.2% | 1 |
| Post-dot-com plateau | 2001–2001 | £230k | £230k | +0% | 1 |
| GFC & correction | 2011–2011 | £495k | £495k | +0% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 3
Moderate
Nearby stations
51
Walkability score
142
Footpaths (500m)
6
Santander docks (800m)
0.5 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
6
Car parks (800m)
17
EV chargers (800m)
Nearby car parks
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 3.0 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
SOMERFORD GROVE PRACTICE
SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA
12 min walk
82%
Recommend GP
82%
Overall GP experience
1
GPs within 1km
5
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
89
Parks (1km)
8
Restaurants (800m)
12
Cafes (800m)
7
Pubs (400m)
0
Pharmacies (800m)
7
Gyms (1km)
14
Sports (1km)
1
Convenience
Nightlife (500m)
0
Nightclubs
7
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
739m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
55
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
41.6
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 11,588 nationally
1,488
Est. population
18,418/km²
69%
Employed
63%
Degree educated
£44,700
Median income
6.2%
Claimant rate
40
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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