London Fields · Hackney · Hackney South and Shoreditch constituency · 51.53953, -0.05709

E8 3SF— London Fields, Hackney

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

The urban professional's pick

 

Bottom 25% LondonSchools 100%Safety 50/100Transport 65/100Low yield 2.67%

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
69
Safety
50
Schools
90
Transport
65
Environment
68
Investment
47

The bottom line

E8 3SF offers exceptional schools (100% Good/Outstanding) at £830,000 median — a strong choice for Young professionals.

Less suited to Families.

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Location

E8 3SF

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 avg price+59.6% vs London avg
vs London income+16.4% vs London avg
vs London crime+227.0% vs London avg

Deep-dive guides for E8 3SF

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

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How E8 3SF 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 · 4 min walk

KS2: 104.5

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 7 min walk

P8: -0.26A8: 39.0

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 15 min walk

10 primaries · 2 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)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.3km

Crime is +227% above London average

Property

2 Jul

Prices, sales volume and market trends

£830,000

Median sale price

Top 25% — 60% above London median

£830,000 is 60% above the London median (£520,000)

-7.5%

This year

Flat

Dominant type

Price history

Sales (24 months)10
New build100.0%
Avg flat£830,000
Price per m²£11,417/m²
Price per ft²£1,061/ft²
Avg floor area72.7 m²

EPC breakdown

B
38%

Based on 38 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

Stamp duty

Standard buyer£29,000
First-time buyerFTB
£29,000
Additional propertyBTL/2nd
£53,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

17.0×

Price-to-income

£4,152/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£181,750
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.15 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-2.6%

Total change

-3%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 26 sales

Property Type Mix

Total: 26 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£853k£830k-2.6%13

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+6.5% alpha

Flat/maisonette+6.5% α
Local
-2.6%
District
-9.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
2 min walk
London FieldsNational Rail
2 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
11 min walk
Hackney Central Rail StationMildmay
11 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
13 min walk
No bus stops within 400m

66

Walkability score

222

Footpaths (500m)

9

Santander docks (800m)

0.2 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

24

EV chargers (800m)

Total spaces (800m)8
Nearest car park102m
Santander docks (800m)9
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: 2.3 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

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

24 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.5 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

82

Restaurants (800m)

34

Cafes (800m)

13

Pubs (400m)

2

Pharmacies (800m)

14

Gyms (1km)

20

Sports (1km)

5

Convenience

Nearest supermarketGrains & Green · 468 m
2 tennis courts2 swimming pools2 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)

448m

Post office

Nearby shops

The Snapery East82 m
Whenever, whatever84 m
E5 Bakehouse193 m
London Starnight198 m

Nearby cafes

21 Sid Tarot & Coffee29 m
Finch Cafe37 m
Malavenda Cafè51 m
Bungalows Cafe152 m

Nearby restaurants

Field Notes29 m
New City Kebab House43 m
Facing Heaven46 m
Auguste49 m

Nearby pubs

Bar 16160 m
Dolphin Wine Bar & Restaurant65 m
The Dolphin73 m
Rasputin's90 m

Nearby gyms

F45 Training46 m
Bloodline Gym119 m
Basis159 m
Studio Anatomy171 m

Nearby pharmacies

Sonigra Pharmacy237 m
Clarks Healthcare376 m
Borno944 m
Clockwork Pharmacy1.1 km

Nearby health

The Greenhouse Practice108 m
CitySmile Dental Practice436 m
London Fields Medical Centre439 m
Elsdale Street Surgery680 m
Food hygiene (5-star)58% of 293

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

47

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.7%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.7% (low)London avg: 3.8%Below average yield — bottom 71%
Gentrification score37/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

73.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,705m
Crossrail 2 route1,489m

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%
Price vs London+59.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
37
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
6
Major developments (800m)
3
Planning apps (3 years)
11
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)
80
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)

LAND AT, 257-269, LAND AT, 257-269, MARE STREET, RICHMOND ROAD (280-288), MARTELLO STREET, E8159 homes
completed
NEW KINGSHOLD ESTATE - PHASE 7, NEW KINGSHOLD ESTATE - PHASE 7, KINGSHOLD ROAD, E9128 homes
completed
23-47, 23 - 47, MARE STREET, HACKNEY, E8 4RP106 homes
completed
199 - 205, 199 - 205, Richmond Road, E8 3NJ97 homes
completed
199 - 205, 199 - 205, Richmond Road, E8 3NJ74 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£830,000)

£29,000

Standard buyer

£29,000

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E8 3SF

Full postcodeE8 3SF
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.539531
Longitude-0.057087
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