London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54301, -0.05723

E8 3QQ— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 50/100Transport 62/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
50
Schools
95
Transport
62
Environment
73
Investment
53

The bottom line

E8 3QQ offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

E8 3QQ

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+16.4% vs London avg
vs London crime+227.0% vs London avg

Deep-dive guides for E8 3QQ

🛡️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 3QQ 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 · 5 min walk

KS2: 107.2

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 4 min walk

P8: -0.26A8: 39.0

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

212.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 308.2%

+137% vs borough

Crime by type

Other31%
Anti-social behaviour16%
Violence & sexual offences15%
Theft13%
Burglary9%
Vehicle crime7%
Robbery6%
Drug offences3%

Stop & search

3.8

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: Homerton Fire Station · 1.1km

Crime is +227% 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£8,186/m²
Price per ft²£761/ft²
Avg floor area60.4 m²

EPC breakdown

B
19%
C
39%
D
1%
E
1%

Based on 60 properties · Confidence: high

Street mix

Flat 100%

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£151,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2026 · CAGR

+3.1%

Total change

+96%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.8%

per year

Acceleration

+9.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 109 sales

Property Type Mix

Total: 109 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£250k£250k+0%1
Pre-crash peak2005–2007£250k£260k+4%18.3
GFC & correction2008–2012£311k£315k+1.2%3
Help-to-Buy recovery2013–2016£300k£405k+35%5
Brexit uncertainty2017–2019£437k£495k+13.4%2.7
Pandemic surge2021–2021£886k£886k+0%2
Rate-rise correction2022–2023£470k£423k-10.1%3.5
Current market2024–2026£548k£490k-10.6%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
4.2%
District
6.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position100

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
21.1 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

London Fields Rail StationWeaver · Greater Anglia
3 min walk
London FieldsNational Rail
3 min walk
Hackney Central Rail StationMildmay
6 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
9 min walk
Homerton Rail StationMildmay
14 min walk
No bus stops within 400m

74

Walkability score

244

Footpaths (500m)

5

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria41 min ↑
Waterloo45 min ↑
Canary Wharf39 min ↓
City ★31 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

8

Car parks (800m)

22

EV chargers (800m)

Total spaces (800m)249
Nearest car park359m
Santander docks (800m)5
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
469m

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: 2.6 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.1 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

20 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

72

Restaurants (800m)

39

Cafes (800m)

13

Pubs (400m)

4

Pharmacies (800m)

14

Gyms (1km)

19

Sports (1km)

5

Convenience

Nearest supermarketGrains & Green · 158 m
2 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

1

Nightclubs

14

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

691m

Post office

Nearby shops

Pophams Bakery67 m
The Fine Cider Company176 m
E5 Bakehouse198 m
London Starnight261 m

Nearby cafes

Running Late132 m
Pierrette194 m
HOME202 m
Franzè & Evans Café241 m

Nearby restaurants

Lardo59 m
Burnt Mill102 m
Tad112 m
Anatolia120 m

Nearby pubs

London Fields Roof Garden55 m
Heart of Hackney106 m
V Bar115 m
Pub on the Park128 m

Nearby gyms

Hotpod Yoga96 m
Reformer Ritual146 m
Tempo Pilates180 m
Fit This193 m

Nearby pharmacies

Sonigra Pharmacy412 m
Clarks Healthcare691 m
Clockwork Pharmacy691 m

Nearby health

The Greenhouse Practice454 m
Elsdale Street Surgery566 m
AF Dental676 m
Clockwork Private Health Centre692 m
Food hygiene (5-star)57% of 242

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

53

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 score38/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very 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

76.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route6,039m
Crossrail 2 route1,329m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,831 nationally

2,344

Est. population

15,458/km²

81%

Employed

72%

Degree educated

£48,900

Median income

4.7%

Claimant rate

Urban coreVery high densityYoung professionals

26

Community stability

Age profile

14%
48%
25%
Under 1814%
18–3448%
35–4925%
50–6411%
65+2%

Tenure

20%
47%
16%
Own outright6%
Own (mortgage)20%
Private rent47%
Social rent16%
Shared ownership11%
Rent free0%

Ethnicity

39%
28%
White British39%
White Other28%
Asian9%
Black9%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine9%
No car household76%
Unemployed7%
No qualifications7%

Housing tenure (Census 2021)

Private rent47%
Social rent16%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
43
Live planning apps (800m)
42
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
7
Major developments (800m)
3
Planning apps (3 years)
12
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)
84
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)

LAND AT, 257-269, LAND AT, 257-269, MARE STREET, RICHMOND ROAD (280-288), MARTELLO STREET, E8159 homes
completed
199 - 205, 199 - 205, Richmond Road, E8 3NJ97 homes
completed
199 - 205, 199 - 205, Richmond Road, E8 3NJ74 homes
completed
The Laundry 2-18, The Laundry 2-18, Warburton Road, E8 3FN58 homes
completed
22 - 44, 22 - 44, London Lane, E8 3PR49 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 3QQ

Full postcodeE8 3QQ
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.543013
Longitude-0.057227
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