London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54093, -0.06867

E8 3LU— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 46/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
73
Schools
100
Transport
46
Environment
68
Investment
41

The bottom line

E8 3LU 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 3LU

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 3LU

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How E8 3LU 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 · 8 min walk

P8: +0.53A8: 55.7

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 12 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,031/m²
Price per ft²£467/ft²
Avg floor area81 m²

EPC breakdown

C
1%
D
36%
E
5%
G
1%

Based on 43 properties · Confidence: high

Street mix

Semi 3%Terraced 84%Detached 9%Flat 3%

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£202,500
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+2.9%

Total change

+112%

Market Activity

Price Velocity & Acceleration

Current Velocity

-74.4%

per year

Acceleration

-80.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 32 sales

Property Type Mix

Total: 32 sales

Detached9.4%
Semi-detached3.1%
Terraced84.4%
Flat/maisonette3.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£190k£235k+23.7%4
Post-dot-com plateau2001–2004£268k£398k+48.8%1.7
GFC & correction2008–2011£645k£668k+3.5%1.5
Help-to-Buy recovery2013–2016£475k£1.25m+163.2%1.8
Brexit uncertainty2017–2019£1.13m£722k-36.2%1
Pandemic surge2021–2021£1.48m£1.48m+0%1
Rate-rise correction2022–2022£1.57m£1.57m+0%2
Current market2025–2025£403k£403k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Terraced+0.7% α
Local
9.8%
District
9.1%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
21.3 min walk
Haggerston

Nearby stations

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

38

Walkability score

150

Footpaths (500m)

14

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

3

Car parks (800m)

18

EV chargers (800m)

Nearest car park358m
Santander docks (800m)14
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: 2.0 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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

5

Dentists within 1km

Nearest hospitalMildmay Mission Hospital · 1.5 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

111

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

12

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 795 m
2 tennis courts2 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)

3

Cinemas (2km)

662m

Post office

Nearby shops

Prestige Supermarket373 m
Topaloglu Food & Wine566 m
Better Health Bakery606 m
Tesco Express611 m

Nearby cafes

Koala & Bean Caffé496 m
Tin Cafe507 m
Hoxton Beach527 m
Pool Terrace Café537 m

Nearby restaurants

Mo' Mangio378 m
Bay's Fish Bar381 m
Uludağ Restaurant506 m
Faulkners508 m

Nearby pubs

The Duke of Richmond235 m
The Duke of Wellington413 m
The Prince Arthur419 m
Prince George458 m

Nearby gyms

Queensbridge Sports & Community Centre236 m
London Fields Lido538 m
Momentum Training572 m
Rumble593 m

Nearby pharmacies

Clarks Healthcare658 m

Nearby health

Bradbury Dental Surgery590 m
Beechwood Medical Centre593 m
Dental Beauty Dalston605 m
London Fields Medical Centre678 m
Food hygiene (5-star)46% of 59

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 score15/100
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

46.6

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route5,476m
Crossrail 2 route763m

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)
67
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
7
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)
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
HOLLY STREET PHASE 2B, LAND SOUTH OF, HOLLY STREET PHASE 2B, LAND SOUTH OF, RICHMOND ROAD, BUXTED CLOSE (EAST OF), E841 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
LAND AT JUNCTION OF, INCL.214-216 & GARAGES, LAND AT JUNCTION OF, INCL.214-216 & GARAGES, HAGGERSTON ROAD, SCRIVEN STREET, E822 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 3LU

Full postcodeE8 3LU
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.540927
Longitude-0.068665
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