London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54114, -0.06720

E8 3LP— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 45/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
73
Schools
60
Transport
45
Environment
68
Investment
51

The bottom line

E8 3LP 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 3LP

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 3LP

🛡️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 3LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St. Paul's With St. Michael's CofE Primary School

Not yet inspected · 5 min walk

KS2: 107.5

—

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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 13 min walk

7 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

95

Road safety score

1

Accidents (5yr)

1

KSI (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 · 1.8km

Crime is +20% above London average

Property

Prices, sales volume and market trends

Avg floor area122.4 m²

EPC breakdown

B
1%
C
2%
D
9%
E
10%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 54%Terraced 42%Detached 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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£306,000
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)
GlazingSome double glazing
Council tax band Band DAnnual charge £1,722
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+9.7%

Total change

+1241%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

-12.75

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 26 sales

Property Type Mix

Total: 26 sales

Detached3.8%
Semi-detached53.8%
Terraced42.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£123k£304k+147.2%2.4
Post-dot-com plateau2001–2002£425k£335k-21.2%1
Pre-crash peak2005–2005£476k£476k+0%1
GFC & correction2009–2009£650k£650k+0%1
Help-to-Buy recovery2013–2014£1.15m£1.38m+19.3%1.5
Brexit uncertainty2017–2017£2.42m£2.42m+0%2
Pandemic surge2021–2021£1.35m£1.35m+0%3
Rate-rise correction2022–2023£1.58m£1.65m+4.4%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.9% alpha

Semi-detached-0.9% α
Local
8.8%
District
9.7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing11
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
Haggerston

Nearby stations

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

44

Walkability score

122

Footpaths (500m)

13

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)

20

EV chargers (800m)

Total spaces (800m)8
Nearest car park450m
Santander docks (800m)13
Nearest cycle dock0.3 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: 2.0 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

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

18 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalMildmay Mission Hospital · 1.6 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

13

Restaurants (800m)

13

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

12

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 820 m
2 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

611m

Post office

Nearby shops

Prestige Supermarket384 m
Sultan Food & Wine569 m
Green Island Whole Foods602 m
Costcutter605 m

Nearby cafes

Hoxton Beach423 m
Pool Terrace Café436 m
Climpson & Sons578 m
Ngopi UK588 m

Nearby restaurants

Mo' Mangio471 m
Bay's Fish Bar474 m
Calm Indian Cow590 m
Bella Vita597 m

Nearby pubs

The Duke of Richmond264 m
The Prince Arthur355 m
Prince George437 m
The Duke of Wellington517 m

Nearby gyms

Queensbridge Sports & Community Centre313 m
London Fields Lido435 m
Bloodline Gym607 m
Rumble646 m

Nearby pharmacies

Clarks Healthcare598 m

Nearby health

Bradbury Dental Surgery598 m
Beechwood Medical Centre603 m
London Fields Medical Centre626 m
Dental Beauty Dalston708 m
Food hygiene (5-star)49% of 85

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

51

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 score20/100
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

43.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route5,539m
Crossrail 2 route815m

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)
80
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
2
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)
3
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)

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
ANNEX BUILDING (LAND TO THE NORTH OF), 14-30, ANNEX BUILDING (LAND TO THE NORTH OF), 14-30, LANSDOWNE DRIVE, E818 homes
completed
23-25, 23-25, Wilton Way, E8 3EE13 homes
completed
113, 113, ALBION DRIVE, E812 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 3LP

Full postcodeE8 3LP
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.541136
Longitude-0.067200
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