London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54075, -0.06205

E8 3HQ— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
71
Schools
100
Transport
49
Environment
68
Investment
42

The bottom line

E8 3HQ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E8 3HQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for E8 3HQ

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How E8 3HQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gayhurst Community School

Outstanding · Inspected Feb 2023 · 2 min walk

KS2: 107.2

—

Secondary

City of London Academy, Shoreditch Park

Not yet inspected · Inspected Jan 2025 · 11 min walk

P8: +0.68A8: 58.8

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

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.2 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 371.9%

-5% vs borough

Crime by type

Other30%
Violence & sexual offences26%
Anti-social behaviour17%
Drug offences7%
Theft7%
Vehicle crime5%
Burglary5%
Robbery3%

Stop & search

0.6

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: Bethnal Green Fire Station · 1.6km

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,614/m²
Price per ft²£800/ft²
Avg floor area79.2 m²

EPC breakdown

C
9%
D
6%

Based on 15 properties · Confidence: medium

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

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 yield853 kWh/kWp/yr
Rebuild cost estimate£198,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
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

1998–2025 · CAGR

+8.8%

Total change

+871%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.3%

per year

Acceleration

+32.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£69k£115k+67.9%1.7
Post-dot-com plateau2001–2004£130k£190k+46%2.3
Pre-crash peak2005–2006£230k£220k-4.3%1
GFC & correction2010–2012£312k£295k-5.6%1.5
Help-to-Buy recovery2016–2016£583k£583k+0%2
Pandemic surge2020–2020£535k£535k+0%1
Current market2025–2025£665k£665k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
10.7%
District
9.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Bethnal Green Underground StationCentral line
18.9 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

London Fields Rail StationWeaver · Greater Anglia
4 min walk
London FieldsNational Rail
4 min walk
Hackney Central Rail StationMildmay
10 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
11 min walk
Haggerston Rail StationWindrush
12 min walk
No bus stops within 400m

54

Walkability score

134

Footpaths (500m)

11

Santander docks (800m)

0.1 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

9

Car parks (800m)

24

EV chargers (800m)

Total spaces (800m)19
Nearest car park468m
Santander docks (800m)11
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.2 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.4 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

20 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

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

97

Parks (1km)

52

Restaurants (800m)

24

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

13

Gyms (1km)

18

Sports (1km)

2

Convenience

Nearest supermarketGrains & Green · 573 m
2 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

1

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

440m

Post office

Nearby shops

The Snapery East301 m
E5 Bakehouse320 m
The Fine Cider Company322 m
Sultan Food & Wine336 m

Nearby cafes

Hoxton Beach181 m
Pool Terrace Café252 m
Malavenda Cafè328 m
Finch Cafe334 m

Nearby restaurants

Climpson's Arch280 m
Rosa's Thai Cafe298 m
BúnBúnBún300 m
Bread & Truffle306 m

Nearby pubs

Pub on the Park300 m
Saint Monday357 m
London Fields Roof Garden364 m
Cat and Mutton373 m

Nearby gyms

London Fields Lido216 m
Bloodline Gym259 m
Reformer Ritual352 m
Hotpod Yoga354 m

Nearby pharmacies

Clarks Healthcare388 m
Sonigra Pharmacy582 m
Clockwork Pharmacy1.0 km

Nearby health

London Fields Medical Centre447 m
The Greenhouse Practice477 m
CitySmile Dental Practice656 m
Bradbury Dental Surgery835 m
Food hygiene (5-star)54% of 185

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

E

High street health

Investment

Investment grade, yield and market outlook

42

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

57

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,657m
Crossrail 2 route1,124m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,248 nationally

1,772

Est. population

23,272/km²

52%

Employed

44%

Degree educated

£39,200

Median income

8.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

42

Community stability

Age profile

24%
28%
20%
18%
Under 1824%
18–3428%
35–4920%
50–6418%
65+12%

Tenure

14%
13%
61%
Own outright11%
Own (mortgage)14%
Private rent13%
Social rent61%
Shared ownership0%

Ethnicity

25%
13%
31%
White British25%
White Other13%
Asian12%
Black31%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household58%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent61%
Private rent13%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
37
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
6
Major developments (800m)
2
Planning apps (3 years)
13
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
73
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)

4, 4, MARTELLO STREET, E8 3PE44 homes
completed
36-38, 36-38, Navarino Road, London, E8 1AD31 homes
completed
SITE B, BROADWAY MARKET, OFF THE NEW, SITE B, BROADWAY MARKET, OFF THE NEW, TREDERWEN ROAD, E829 homes
completed
Bayton Court, 91, Bayton Court, 91, Lansdowne Drive, E8 3HD29 homes
completed
43-57A, 43-57A, READING LANE, E825 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

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Key facts for E8 3HQ

Full postcodeE8 3HQ
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.540746
Longitude-0.062054
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