London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54163, -0.06571

E8 3LL— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 46/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
72
Schools
100
Transport
46
Environment
68
Investment
42

The bottom line

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

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Location

E8 3LL

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 income+6.4% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for E8 3LL

🛡️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 3LL 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 · 3 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 20 min walk

7 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

80.0 incidents per 1,000 residents

Higher crime than 61% of London
↑ Rising 342.9%

-11% vs borough

Crime by type

Other29%
Anti-social behaviour23%
Violence & sexual offences19%
Theft10%
Robbery6%
Vehicle crime5%
Drug offences4%
Burglary4%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.8km

Crime is +23% 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£13,789/m²
Price per ft²£1,281/ft²
Avg floor area102.5 m²

EPC breakdown

B
1%
C
7%
D
17%
E
4%
F
1%
G
2%

Based on 32 properties · Confidence: high

Street mix

Semi 8%Terraced 69%Flat 23%

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£256,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.5%

Total change

+1441%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.1%

per year

Acceleration

+22.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached8.7%
Terraced71.7%
Flat/maisonette19.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£92k£265k+188%2.8
Post-dot-com plateau2001–2004£150k£343k+128.4%2
Pre-crash peak2005–2007£243k£365k+50.5%2.7
GFC & correction2009–2011£420k£470k+11.9%1
Help-to-Buy recovery2013–2016£695k£1.23m+77.3%1.5
Brexit uncertainty2019–2019£1.25m£1.25m+0%1
Pandemic surge2020–2021£1.38m£1.28m-7.4%1
Current market2024–2025£1.21m£1.42m+17.1%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.7% alpha

Weakest performer

Terraced

+2.5% alpha

Flat/maisonette+4.7% α
Local
31.9%
District
27.2%
Terraced+2.5% α
Local
10.4%
District
7.9%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

34out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing7
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
21 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

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

44

Walkability score

91

Footpaths (500m)

12

Santander docks (800m)

0.2 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)

24

EV chargers (800m)

Nearest car park567m
Santander docks (800m)12
Nearest cycle dock0.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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

18 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

104

Parks (1km)

14

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 833 m
2 tennis courts2 swimming pools2 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)

0

Cinemas (2km)

603m

Post office

Nearby shops

Prestige Supermarket399 m
Sultan Food & Wine538 m
The Fine Cider Company567 m
E5 Bakehouse570 m

Nearby cafes

Hoxton Beach309 m
Pool Terrace Café319 m
Climpson & Sons555 m
El Ganso Cafe576 m

Nearby restaurants

Sesta539 m
Climpson's Arch551 m
BúnBúnBún562 m
Wonton Charlie's565 m

Nearby pubs

The Prince Arthur281 m
The Duke of Richmond312 m
Prince George412 m
Spurstowe Arms448 m

Nearby gyms

London Fields Lido318 m
Queensbridge Sports & Community Centre397 m
Bloodline Gym529 m
Hotpod Yoga573 m

Nearby pharmacies

Clarks Healthcare576 m

Nearby health

Bradbury Dental Surgery598 m
Beechwood Medical Centre603 m
London Fields Medical Centre616 m
Dalston Practice717 m
Food hygiene (5-star)52% of 94

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 score22/100
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

56.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route5,633m
Crossrail 2 route859m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,171 nationally

1,550

Est. population

18,444/km²

63%

Employed

57%

Degree educated

£44,700

Median income

7.3%

Claimant rate

Inner cityVery high densityYoung professionals

44

Community stability

Age profile

23%
23%
23%
17%
Under 1823%
18–3423%
35–4923%
50–6417%
65+13%

Tenure

18%
23%
20%
36%
Own outright18%
Own (mortgage)24%
Private rent20%
Social rent36%
Shared ownership2%

Ethnicity

45%
16%
21%
White British45%
White Other16%
Asian7%
Black21%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household55%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent37%
Private rent20%

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)
26
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
10
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)
2
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)

FORMER HACKNEY FREE & PAROCHIAL SCHOOL, FORMER HACKNEY FREE & PAROCHIAL SCHOOL, WILTON WAY, E8 3ED37 homes
completed
Bayton Court, 91, Bayton Court, 91, Lansdowne Drive, E8 3HD29 homes
completed
SITE B, BROADWAY MARKET, OFF THE NEW, SITE B, BROADWAY MARKET, OFF THE NEW, TREDERWEN ROAD, E829 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 3LL

Full postcodeE8 3LL
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.541633
Longitude-0.065708
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