London Fields · Hackney · Hackney South and Shoreditch constituency · 51.53943, -0.05882

E8 3SB— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 48/100Transport 65/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
66
Safety
48
Schools
90
Transport
65
Environment
69
Investment
53

The bottom line

E8 3SB offers exceptional schools (100% Good/Outstanding) — a strong choice for Young professionals.

Less suited to Families.

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Location

E8 3SB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+251.0% vs London avg

Deep-dive guides for E8 3SB

🛡️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 3SB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

London Fields Primary School

Not yet inspected · Inspected Jan 2025 · 3 min walk

KS2: 104.5

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 8 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

228.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 324.1%

+154% vs borough

Crime by type

Other34%
Violence & sexual offences16%
Anti-social behaviour13%
Theft12%
Burglary9%
Vehicle crime7%
Robbery6%
Drug offences3%

Stop & search

1.3

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 · 1.3km

Crime is +251% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£8,414/m²
Price per ft²£782/ft²
Avg floor area94.8 m²

EPC breakdown

B
8%
C
2%

Based on 10 properties · Confidence: medium

Street mix

Terraced 18%Flat 73%Other 9%

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£237,000
Rebuild cost per m²£2,500/m²

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

Construction era2022
WallsAverage thermal transmittance 0.13 W/m²K
RoofAverage thermal transmittance 0.1 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2009–2025 · CAGR

+8.9%

Total change

+289%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.3%

per year

Acceleration

-388.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £700k+ · 9 sales

Property Type Mix

Total: 9 sales

Terraced11.1%
Flat/maisonette88.9%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2009–2009£205k£205k+0%1
Current market2024–2025£965k£798k-17.3%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-8.2% alpha

Flat/maisonette-8.2% α
Local
-17.3%
District
-9.1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Bethnal Green Underground StationCentral line
16.5 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
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
10 min walk
Hackney Central Rail StationMildmay
11 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
13 min walk
No bus stops within 400m

64

Walkability score

185

Footpaths (500m)

10

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria42 min ↑
Waterloo37 min ↓
Canary Wharf34 min ↓
City ★25 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

12

Car parks (800m)

25

EV chargers (800m)

Total spaces (800m)19
Nearest car park222m
Santander docks (800m)10
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 2.3 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

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

23 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 · 1.6 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

115

Parks (1km)

69

Restaurants (800m)

33

Cafes (800m)

14

Pubs (400m)

2

Pharmacies (800m)

13

Gyms (1km)

19

Sports (1km)

7

Convenience

Nearest supermarketGrains & Green · 525 m
2 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

2

Nightclubs

16

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

360m

Post office

Nearby shops

The Snapery East39 m
Whenever, whatever172 m
E5 Bakehouse221 m
Sultan Food & Wine236 m

Nearby cafes

Malavenda Cafè70 m
Finch Cafe92 m
21 Sid Tarot & Coffee103 m
Donny's176 m

Nearby restaurants

Climpson's Arch35 m
Bread & Truffle65 m
Auguste72 m
Pockets80 m

Nearby pubs

Saint Monday99 m
The London Fields137 m
Bar 161179 m
Dolphin Wine Bar & Restaurant182 m

Nearby gyms

Bloodline Gym21 m
F45 Training95 m
Basis125 m
Studio Anatomy220 m

Nearby pharmacies

Clarks Healthcare287 m
Sonigra Pharmacy358 m
Borno948 m
Clockwork Pharmacy1.1 km

Nearby health

The Greenhouse Practice218 m
London Fields Medical Centre355 m
CitySmile Dental Practice436 m
Elsdale Street Surgery787 m
Food hygiene (5-star)57% of 286

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 score33/100
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

69.2

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 route5,637m
Crossrail 2 route1,392m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,522 nationally

1,543

Est. population

10,451/km²

70%

Employed

59%

Degree educated

£48,900

Median income

6.4%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

20%
36%
24%
14%
Under 1820%
18–3436%
35–4924%
50–6414%
65+7%

Tenure

13%
33%
44%
Own outright7%
Own (mortgage)13%
Private rent33%
Social rent44%
Shared ownership4%
Rent free0%

Ethnicity

35%
21%
21%
White British35%
White Other21%
Asian9%
Black21%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household72%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent44%
Private rent33%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
38
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
8
Major developments (800m)
3
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)
76
Largest scheme
159 homes · LAND AT, 257-269, LAND AT, 257-269, MARE STREET, RICHMOND ROAD (280-288), MARTELLO STREET, E8
Pipeline pressure
NONE

Named schemes (500m)

23-47, 23 - 47, MARE STREET, HACKNEY, E8 4RP106 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
5, 5, KING EDWARDS ROAD, E952 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 3SB

Full postcodeE8 3SB
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.539433
Longitude-0.058821
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