London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54185, -0.07028

E8 3LG— London Fields, Hackney

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 52/100Yield 3.74%
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Strong, well-rated schools set this area apart

Area score
71
Safety
73
Schools
100
Transport
52
Environment
63
Investment
52

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Location

E8 3LG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+6.4% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for E8 3LG

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

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How E8 3LG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Queensbridge Primary School

Outstanding · Inspected Dec 2023 · 4 min walk

KS2: 105.0

—

Secondary

The Bridge Academy

Not yet inspected · 9 min walk

P8: +0.53A8: 55.7

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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.1 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 287.5%

-13% vs borough

Crime by type

Other24%
Violence & sexual offences23%
Anti-social behaviour18%
Vehicle crime15%
Burglary9%
Theft5%
Robbery4%
Drug offences3%

Stop & search

0.6

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: Shoreditch Fire Station · 2.0km

Crime is +20% above London average

Property

Prices, sales volume and market trends

Avg floor area57.9 m²

EPC breakdown

B
6%
C
12%

Based on 18 properties · Confidence: medium

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 yield853 kWh/kWp/yr
Rebuild cost estimate£144,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2017 · CAGR

+8.4%

Total change

+91%

Market Activity

Price Velocity & Acceleration

Current Velocity

+90.9%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£220k£220k+0%1
Brexit uncertainty2017–2017£420k£420k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Bethnal Green Underground StationCentral line
23.1 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
6 min walk
HaggerstonNational Rail
6 min walk
Dalston Kingsland Rail StationMildmay
10 min walk
London Fields Rail StationWeaver · Greater Anglia
11 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
13 min walk
No bus stops within 400m

51

Walkability score

166

Footpaths (500m)

12

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria40 min ↑
Waterloo39 min ↑
Canary Wharf ★26 min
City31 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

5

Car parks (800m)

15

EV chargers (800m)

Nearest car park380m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Bentley Road Car Park· no
668m

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: 2.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 81% 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

17 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 1.6 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

29

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketCo-op Food · 572 m
2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

814m

Post office

Nearby shops

Prestige Supermarket266 m
Topaloglu Food & Wine421 m
Wine Cellar485 m
Dalston Local Store487 m

Nearby cafes

Tin Cafe411 m
Koala & Bean Caffé414 m
Dead Good443 m
Ngopi UK471 m

Nearby restaurants

Faulkners382 m
New Capital Kebab387 m
"mu"393 m
Oriental394 m

Nearby pubs

The Duke of Richmond128 m
The Duke of Wellington350 m
Prince George384 m
The Haggerston388 m

Nearby gyms

Queensbridge Sports & Community Centre85 m
Rumble443 m
Anytime Fitness529 m
GYMPODS Dalston532 m

Nearby pharmacies

Clarks Healthcare876 m

Nearby health

Bradbury Dental Surgery474 m
Beechwood Medical Centre476 m
Dental Beauty Dalston548 m
Kingsland Dental Surgery600 m
Food hygiene (5-star)42% of 229

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

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

50.3

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route5,528m
Crossrail 2 route612m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,408 nationally

1,587

Est. population

13,579/km²

59%

Employed

53%

Degree educated

£44,700

Median income

6.3%

Claimant rate

Inner cityHigh densityMixed

44

Community stability

Age profile

18%
22%
21%
21%
18%
Under 1818%
18–3422%
35–4921%
50–6421%
65+18%

Tenure

15%
19%
15%
51%
Own outright15%
Own (mortgage)19%
Private rent15%
Social rent51%
Shared ownership1%
Rent free0%

Ethnicity

45%
14%
18%
White British45%
White Other14%
Asian10%
Black18%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household57%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent51%
Private rent15%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
72
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
9
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)
27
Largest scheme
714 homes · THE HOLLY STREET ESTATE, LAND BOUNDED BY, THE HOLLY STREET ESTATE, LAND BOUNDED BY, MIDDLETON ROAD, RICHMOND RD, TO THE WEST OF QUEENSBRIDGE, E8
Pipeline pressure
NONE

Named schemes (500m)

THE HOLLY STREET ESTATE, LAND BOUNDED BY, THE HOLLY STREET ESTATE, LAND BOUNDED BY, MIDDLETON ROAD, RICHMOND RD, TO THE WEST OF QUEENSBRIDGE, E8714 homes
completed
Holly Street Estate, Holly Street Estate, Richmond Road, Forest Road, Holly Street, E8151 homes
completed
48 - 76, 48 - 76, Dalston Lane, Hackney, E8 3AH44 homes
completed
THE HOLLY STREET ESTATE, PHASE 2C, WEST OF, THE HOLLY STREET ESTATE, PHASE 2C, WEST OF, HOLLY STREET, RICHMOND ROAD (SOUTH OF), E841 homes
completed
HOLLY STREET PHASE 2B, LAND SOUTH OF, HOLLY STREET PHASE 2B, LAND SOUTH OF, RICHMOND ROAD, BUXTED CLOSE (EAST OF), E841 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 3LG

Full postcodeE8 3LG
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.541853
Longitude-0.070284
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