London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54098, -0.07292

E8 3XQ— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 60/100Transport 54/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
60
Schools
95
Transport
54
Environment
64
Investment
58

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how E8 3XQ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E8 3XQ meets your needs.

Location

E8 3XQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+140.0% vs London avg

Deep-dive guides for E8 3XQ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E8 3XQ with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How E8 3XQ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Queensbridge Primary School

Outstanding · Inspected Dec 2023 · 3 min walk

KS2: 105.0

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 5 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 9 min walk

9 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

156.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 248.9%

+74% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Anti-social behaviour15%
Theft14%
Drug offences6%
Vehicle crime4%
Robbery4%
Burglary4%

Stop & search

3.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.8km

Crime is +140% above London average

Property

Prices, sales volume and market trends

Avg floor area56.2 m²

EPC breakdown

B
3%
C
6%
D
4%

Based on 13 properties · Confidence: medium

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£140,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2000–2019 · CAGR

+5.8%

Total change

+190%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.4%

per year

Acceleration

+2.21

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£145k£145k+0%9
Post-dot-com plateau2001–2004£125k£200k+60.6%1
Pre-crash peak2005–2007£205k£233k+13.4%1.7
GFC & correction2008–2011£256k£272k+6.2%1
Help-to-Buy recovery2013–2013£335k£335k+0%1
Brexit uncertainty2019–2019£420k£420k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.2% alpha

Flat/maisonette-2.2% α
Local
5.8%
District
8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Old Street Underground StationNorthern line
23.7 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
4 min walk
HaggerstonNational Rail
4 min walk
Dalston Kingsland Rail StationMildmay
10 min walk
London Fields Rail StationWeaver · Greater Anglia
13 min walk
Hoxton Rail StationWindrush
13 min walk
No bus stops within 400m

59

Walkability score

232

Footpaths (500m)

13

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria40 min ↑
Waterloo39 min ↑
Canary Wharf ★26 min
City31 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)

15

EV chargers (800m)

Total spaces (800m)16
Nearest car park256m
Santander docks (800m)13
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Bentley Road Car Park· no
618m

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: 1.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% 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

THE SURGERY (BARRETTS GROVE)

6 BARRETTS GROVE, STOKE NEWINGTON, N16 8AR

16 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.4 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

37

Restaurants (800m)

23

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 588 m
1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

5

Cinemas (2km)

1.2km

Post office

Nearby shops

Topaloglu Food & Wine328 m
Tesco Express382 m
Prestige Supermarket424 m
Better Health Bakery434 m

Nearby cafes

Koala & Bean Caffé208 m
Tin Cafe213 m
CuppaPug303 m
Euro Cafe367 m

Nearby restaurants

Uludağ Restaurant213 m
New Capital Kebab226 m
Faulkners229 m
Golden Food239 m

Nearby pubs

The Duke of Wellington145 m
The Fox229 m
Ellie's238 m
The Haggerston250 m

Nearby gyms

Queensbridge Sports & Community Centre177 m
Momentum Training384 m
Rumble460 m
Anytime Fitness509 m

Nearby pharmacies

Clarks Healthcare703 m

Nearby health

Dental Beauty Dalston342 m
De Beauvoir Surgery493 m
Kingsland Dental Surgery591 m
Beechwood Medical Centre595 m
Food hygiene (5-star)47% of 249

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

58

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

49.3

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route5,371m
Crossrail 2 route581m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,066 nationally

2,010

Est. population

5,018/km²

58%

Employed

49%

Degree educated

7.0%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

30

Community stability

Age profile

15%
34%
23%
17%
Under 1815%
18–3434%
35–4923%
50–6417%
65+12%

Tenure

34%
51%
Own outright5%
Own (mortgage)8%
Private rent34%
Social rent51%
Shared ownership1%
Rent free1%

Ethnicity

26%
17%
24%
White British26%
White Other17%
Asian13%
Black24%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household66%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent51%
Private rent34%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
74
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (3 years)
13
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)
36
Largest scheme
714 homes · THE HOLLY STREET ESTATE, LAND BOUNDED BY, THE HOLLY STREET ESTATE, LAND BOUNDED BY, MIDDLETON ROAD, RICHMOND RD, TO THE WEST OF QUEENSBRIDGE, E8
Pipeline pressure
NONE

Named schemes (500m)

THE HOLLY STREET ESTATE, LAND BOUNDED BY, THE HOLLY STREET ESTATE, LAND BOUNDED BY, MIDDLETON ROAD, RICHMOND RD, TO THE WEST OF QUEENSBRIDGE, E8714 homes
completed
LAND TO THE WEST OF, LAND TO THE WEST OF, BUXTED CLOSE, GLEBE ROAD (EAST OF), E8157 homes
completed
Holly Street Estate, Holly Street Estate, Richmond Road, Forest Road, Holly Street, E8151 homes
completed
Holy Trinity Primary School, Holy Trinity Primary School, Beechwood Road, Roseberry Place, E8 3DY101 homes
completed
298-316, 298-316, KINGSLAND ROAD, ARBUTUS STREET (1A), E8101 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

Live in E8 3XQ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E8 3XQ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track E8 3XQ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E8 3XQ

Full postcodeE8 3XQ
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.540979
Longitude-0.072917
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