London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54319, -0.07014

E8 3LH— London Fields, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 52/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
74
Schools
90
Transport
52
Environment
63
Investment
55

The bottom line

E8 3LH 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 3LH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+3.0% vs London avg

Deep-dive guides for E8 3LH

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

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Postcode Personality

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“High-connectivity investment target”

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How E8 3LH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Holy Trinity Church of England Primary School

Good · Inspected Mar 2020 · 3 min walk

KS2: 108.6

—

Secondary

The Bridge Academy

Not yet inspected · 11 min walk

P8: +0.53A8: 55.7

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.9 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 252.6%

-26% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Vehicle crime15%
Anti-social behaviour10%
Theft8%
Robbery8%
Burglary6%
Drug offences1%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 2.2km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area56.1 m²

EPC breakdown

B
2%
C
19%

Based on 21 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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£140,250
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 CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2017 · CAGR

+5.9%

Total change

+58%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.4%

per year

Acceleration

+58.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2012£250k£250k+0.1%3.5
Brexit uncertainty2017–2017£396k£396k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-7.4% alpha

Flat/maisonette-7.4% α
Local
0%
District
7.4%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

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
Dalston Junction

Nearby stations

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

56

Walkability score

181

Footpaths (500m)

11

Santander docks (800m)

0.3 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

9

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)7
Nearest car park485m
Santander docks (800m)11
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Bentley Road Car Park· no
595m

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: 2.1 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.3 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

15 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 1.7 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

31

Restaurants (800m)

19

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketSainsbury's · 523 m
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

917m

Post office

Nearby shops

Prestige Supermarket118 m
Dalston Local Store347 m
Topaloglu Food & Wine401 m
Wine Cellar417 m

Nearby cafes

Ngopi UK322 m
Ngopi322 m
Allpress London Roastery and Cafe374 m
hōm385 m

Nearby restaurants

Little Duck - The Picklery329 m
Angelina337 m
Turtle Bay391 m
Café Route396 m

Nearby pubs

The Duke of Richmond42 m
Prince George248 m
The Victoria284 m
The Prince Arthur335 m

Nearby gyms

Queensbridge Sports & Community Centre135 m
Rumble343 m
GYMPODS Dalston426 m
Anytime Fitness445 m

Nearby pharmacies

Clarks Healthcare1.0 km

Nearby health

Bradbury Dental Surgery326 m
Beechwood Medical Centre328 m
Kingsland Dental Surgery505 m
Dalston Practice585 m
Food hygiene (5-star)42% of 267

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

55

Investment score

Good

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 score24/100
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

51.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route5,669m
Crossrail 2 route511m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,008 nationally

2,004

Est. population

19,546/km²

64%

Employed

56%

Degree educated

6.7%

Claimant rate

Inner cityVery high densityYoung professionals

38

Community stability

Age profile

20%
31%
22%
17%
Under 1820%
18–3431%
35–4922%
50–6417%
65+9%

Tenure

18%
25%
45%
Own outright11%
Own (mortgage)18%
Private rent25%
Social rent45%
Shared ownership1%
Rent free0%

Ethnicity

36%
19%
22%
White British36%
White Other19%
Asian7%
Black22%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household62%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent45%
Private rent25%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
76
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
12
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)
22
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
Land south of, Land south of, Dalston Lane, between Beechwood Road and Roseberry Place and south of Holy Trinity School, E8244 homes
completed
Holly Street Estate, Holly Street Estate, Richmond Road, Forest Road, Holly Street, E8151 homes
completed
67a - 71, 67a - 71, Dalston Lane, Martel Place, E8 2NG121 homes
completed
Holy Trinity Primary School, Holy Trinity Primary School, Beechwood Road, Roseberry Place, E8 3DY101 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 3LH

Full postcodeE8 3LH
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.543190
Longitude-0.070141
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