London Fields · Hackney · Hackney South and Shoreditch constituency · 51.53785, -0.05862

E8 3SP— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 48/100Transport 63/100Yield 3.74%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
48
Schools
90
Transport
63
Environment
92
Investment
67

The bottom line

E8 3SP offers exceptional schools (100% Good/Outstanding) and a green environment — strong value for Most buyers who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

E8 3SP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E8 3SP

🛡️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 3SP 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 · 1 min walk

KS2: 104.5

★★

Secondary

The Urswick School - A Church of England Secondary School

Good · Inspected Dec 2023 · 10 min walk

P8: -0.26A8: 39.0

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 17 min walk

11 primaries · 3 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.2km

Crime is +251% above London average

Property

Prices, sales volume and market trends

Avg floor area72 m²

EPC breakdown

B
15%
C
8%

Based on 23 properties · Confidence: medium

Street mix

Flat 88%Other 13%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£180,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2014 · CAGR

+8.8%

Total change

+66%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.8%

per year

Acceleration

+11.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2011£280k£345k+23.2%3
Help-to-Buy recovery2014–2014£465k£465k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
14.4 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
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
8 min walk
Hackney Central Rail StationMildmay
13 min walk
Haggerston Rail StationWindrush
15 min walk
No bus stops within 400m

62

Walkability score

224

Footpaths (500m)

13

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

14

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)36
Nearest car park179m
Santander docks (800m)13
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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.6 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

25 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 1.6 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

132

Parks (1km)

70

Restaurants (800m)

34

Cafes (800m)

14

Pubs (400m)

3

Pharmacies (800m)

14

Gyms (1km)

23

Sports (1km)

11

Convenience

Nearest supermarketGrains & Green · 680 m
2 tennis courts4 swimming pools3 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)

251m

Post office

Nearby shops

Umut Supermarket & Off Licence152 m
Sultan Food & Wine165 m
The Snapery East178 m
Whenever, whatever185 m

Nearby cafes

Paradox Coffee30 m
Donny's64 m
Mare Street Market Deli95 m
Bungalows Cafe137 m

Nearby restaurants

Bread Meats Sauce26 m
The Bagel Guys37 m
Sugo8237 m
Sen Noods37 m

Nearby pubs

Netil36064 m
Bambi77 m
Saint Monday92 m
The London Fields128 m

Nearby gyms

Basis58 m
Studio Anatomy141 m
F45 Training170 m
Bloodline Gym198 m

Nearby pharmacies

Clarks Healthcare187 m
Sonigra Pharmacy414 m
Borno772 m

Nearby health

London Fields Medical Centre239 m
The Greenhouse Practice240 m
CitySmile Dental Practice262 m
The Mission Practice747 m
Food hygiene (5-star)58% of 290

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

67

Investment score

Good

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 score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

57.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,490m
Crossrail 2 route1,506m

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)
39
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
8
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)
76
Largest scheme
168 homes · REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, E2
Pipeline pressure
NONE

Named schemes (500m)

23-47, 23 - 47, MARE STREET, HACKNEY, E8 4RP106 homes
completed
SITE OF, 2-48, SITE OF, 2-48, NOTHIAM STREET, MARE STREET (2-10 & 22), E871 homes
completed
The Laundry 2-18, The Laundry 2-18, Warburton Road, E8 3FN58 homes
completed
5, 5, KING EDWARDS ROAD, E952 homes
completed
FORMER COUNCIL DEPOT, FORMER COUNCIL DEPOT, ADA PLACE, MARIAN SQUARE, E250 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 3SP

Full postcodeE8 3SP
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.537847
Longitude-0.058615
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