Hackney Central · Hackney · Hackney South and Shoreditch constituency · 51.54373, -0.06092

E8 3NL— Hackney Central, Hackney

Location and area intelligence for E8 3NL, Hackney Central, Hackney

The practical family move

 

Top 13% LondonSchools 100%Safety 76/100Transport 58/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
76
Schools
95
Transport
58
Environment
72
Investment
52

The bottom line

E8 3NL 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 3NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+6.4% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for E8 3NL

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How E8 3NL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gayhurst Community School

Outstanding · Inspected Feb 2023 · 2 min walk

KS2: 107.2

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 6 min walk

P8: -0.26A8: 39.0

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 17 min walk

11 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

57.7 incidents per 1,000 residents

Better than 56% of London
↑ Rising 264.3%

-36% vs borough

Crime by type

Other26%
Anti-social behaviour21%
Violence & sexual offences19%
Vehicle crime16%
Burglary6%
Theft5%
Drug offences4%
Robbery4%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.8km

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,283/m²
Price per ft²£769/ft²
Avg floor area81.9 m²

EPC breakdown

C
11%
D
5%
E
2%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Terraced 8%Flat 92%

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£204,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+9.2%

Total change

+1077%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.1%

per year

Acceleration

-7.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 21 sales

Property Type Mix

Total: 21 sales

Terraced9.5%
Flat/maisonette90.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£56k£87k+54.5%1
Post-dot-com plateau2001–2004£112k£190k+69.6%1.7
Pre-crash peak2005–2005£181k£181k+0%2
GFC & correction2009–2009£255k£255k+0%1
Help-to-Buy recovery2015–2015£499k£499k+0%3
Pandemic surge2021–2021£535k£535k+0%3
Rate-rise correction2023–2023£650k£650k+0%1
Current market2024–2025£680k£659k-3.1%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
6.4%
District
5.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bethnal Green Underground StationCentral line
22.5 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

London Fields Rail StationWeaver · Greater Anglia
5 min walk
London FieldsNational Rail
5 min walk
Hackney Central Rail StationMildmay
6 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
7 min walk
Dalston Kingsland Rail StationMildmay
14 min walk
No bus stops within 400m

59

Walkability score

100

Footpaths (500m)

6

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

6

Car parks (800m)

20

EV chargers (800m)

Total spaces (800m)249
Nearest car park585m
Santander docks (800m)6
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
585m

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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.5 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 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

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.3 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

68

Restaurants (800m)

34

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

15

Gyms (1km)

21

Sports (1km)

1

Convenience

Nearest supermarketGrains & Green · 402 m
4 tennis courts2 swimming pools

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

649m

Post office

Nearby shops

Pophams Bakery228 m
The Fine Cider Company346 m
E5 Bakehouse364 m
Sea Salt Food & Wine432 m

Nearby cafes

Pool Terrace Café97 m
Hoxton Beach161 m
Pierrette369 m
Running Late400 m

Nearby restaurants

Sesta201 m
Lardo251 m
Burnt Mill369 m
Tad369 m

Nearby pubs

Yuki Bar191 m
London Fields Roof Garden240 m
Spurstowe Arms243 m
Pub on the Park259 m

Nearby gyms

London Fields Lido126 m
Tempo Pilates180 m
Hotpod Yoga295 m
Reformer Ritual342 m

Nearby pharmacies

Sonigra Pharmacy647 m
Clarks Healthcare715 m
Clockwork Pharmacy722 m

Nearby health

Dalston Practice632 m
The Greenhouse Practice633 m
The Sandringham Practice639 m
Bradbury Dental Surgery713 m
Food hygiene (5-star)56% of 218

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

A

High street health

Investment

Investment grade, yield and market outlook

52

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 score35/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

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

69.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route5,988m
Crossrail 2 route1,061m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,909 nationally

1,769

Est. population

19,241/km²

65%

Employed

56%

Degree educated

£44,700

Median income

10.5%

Claimant rate

Urban coreVery high densityYoung professionals

37

Community stability

Age profile

21%
30%
20%
18%
Under 1821%
18–3430%
35–4920%
50–6418%
65+11%

Tenure

14%
26%
47%
Own outright11%
Own (mortgage)14%
Private rent26%
Social rent47%
Shared ownership1%

Ethnicity

35%
18%
27%
White British35%
White Other18%
Asian8%
Black27%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household67%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent47%
Private rent26%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
51
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
7
Major developments (800m)
3
Planning apps (3 years)
14
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)
72
Largest scheme
268 homes · Pembury Circus, Pembury Circus, land at junction of, DALSTON LANE, and Pembury, HACKNEY, E8 1FA
Pipeline pressure
NONE

Named schemes (500m)

199 - 205, 199 - 205, Richmond Road, E8 3NJ97 homes
completed
Junction 67, 7, Junction 67, 7, Marcon Place, E890 homes
completed
199 - 205, 199 - 205, Richmond Road, E8 3NJ74 homes
completed
NAVARINO MANSIONS (PHASE IV), NAVARINO MANSIONS (PHASE IV), DALSTON LANE, E873 homes
completed
BLOCKS H, J, K, L NAVARINO MANSIONS, BLOCKS H, J, K, L NAVARINO MANSIONS, NAVARINO ROAD, DALSTON LANE, E866 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.8%
Ward turnout
40%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Izzy Castello-CortesGreen
Pascale Frazer-CarrollGreen
James TildenGreen

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Key facts for E8 3NL

Full postcodeE8 3NL
Postcode districtE8
BoroughLondon Borough of Hackney
WardHackney Central
Latitude51.543731
Longitude-0.060917
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