London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54235, -0.06760

E8 3LJ— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 44/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
73
Schools
100
Transport
44
Environment
68
Investment
41

The bottom line

E8 3LJ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E8 3LJ

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 3LJ

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

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“High-connectivity investment target”

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How E8 3LJ 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 · 4 min walk

KS2: 107.2

—

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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 14 min walk

8 primaries · 4 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.9km

Crime is +20% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,510/m²
Price per ft²£698/ft²
Avg floor area91 m²

EPC breakdown

B
7%
C
12%
D
12%
E
3%
F
1%

Based on 35 properties · Confidence: high

Street mix

Semi 29%Terraced 16%Flat 51%Other 4%

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£227,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+5.1%

Total change

+339%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.1%

per year

Acceleration

-90.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached29.8%
Terraced17%
Flat/maisonette53.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£115k£180k+56.5%1.6
Post-dot-com plateau2001–2004£218k£420k+92.9%2
Pre-crash peak2006–2006£300k£300k+0%3
GFC & correction2010–2012£618k£408k-34%3
Help-to-Buy recovery2013–2015£800k£460k-42.5%1
Brexit uncertainty2017–2019£500k£285k-43%2.3
Pandemic surge2020–2020£735k£735k+0%1
Rate-rise correction2022–2023£800k£590k-26.2%4
Current market2024–2025£873k£505k-42.1%1.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+4.7% alpha

Weakest performer

Flat/maisonette

+0.8% alpha

Semi-detached+4.7% α
Local
19.1%
District
14.4%
Flat/maisonette+0.8% α
Local
6.3%
District
5.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position100

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
22.6 min walk
Dalston Junction

Nearby stations

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

41

Walkability score

115

Footpaths (500m)

11

Santander docks (800m)

0.3 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

4

Car parks (800m)

17

EV chargers (800m)

Nearest car park524m
Santander docks (800m)11
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Bentley Road Car Park· no
795m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB19% green spaceTree canopy: 70%
Above average green space

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

17 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalMildmay Mission Hospital · 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

103

Parks (1km)

5

Restaurants (800m)

7

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 691 m
2 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)

737m

Post office

Nearby shops

Prestige Supermarket254 m
Dalston Local Store514 m
Topaloglu Food & Wine586 m
Junction Supermarket610 m

Nearby cafes

Pool Terrace Café418 m
Hoxton Beach430 m
Ngopi UK453 m
Ngopi454 m

Nearby restaurants

Little Duck - The Picklery475 m
Angelina493 m
Mo' Mangio544 m
Bay's Fish Bar547 m

Nearby pubs

The Duke of Richmond159 m
The Prince Arthur245 m
Prince George300 m
The Victoria416 m

Nearby gyms

Queensbridge Sports & Community Centre260 m
London Fields Lido430 m
Rumble541 m
PureGym595 m

Nearby pharmacies

Clarks Healthcare717 m

Nearby health

Bradbury Dental Surgery464 m
Beechwood Medical Centre468 m
Dalston Practice635 m
The Sandringham Practice644 m
Food hygiene (5-star)42% of 90

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

41

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

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 route5,651m
Crossrail 2 route707m

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
Yes
Article 4 area
No
Listed buildings (800m)
73
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
8
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)
9
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
FORMER HACKNEY FREE & PAROCHIAL SCHOOL, FORMER HACKNEY FREE & PAROCHIAL SCHOOL, WILTON WAY, E8 3ED37 homes
completed
56-62, 56-62, GRAHAM ROAD, MASSIE ROAD (3-4), E819 homes
completed
ANNEX BUILDING (LAND TO THE NORTH OF), 14-30, ANNEX BUILDING (LAND TO THE NORTH OF), 14-30, LANSDOWNE DRIVE, E818 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 3LJ

Full postcodeE8 3LJ
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.542348
Longitude-0.067595
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