London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54091, -0.07201

E8 3XT— London Fields, Hackney

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

Capital growth story in progress

 

Schools 100%Safety 60/100Transport 54/100Yield 4.35%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
60
Schools
100
Transport
54
Environment
64
Investment
52

The bottom line

E8 3XT offers exceptional schools (100% Good/Outstanding) at £510,000 median — 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.

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Location

E8 3XT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-1.9% vs London avg
vs London crime+140.0% vs London avg

Deep-dive guides for E8 3XT

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

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Postcode Personality

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“Capital growth story in progress”

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How E8 3XT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Queensbridge Primary School

Outstanding · Inspected Dec 2023 · 2 min walk

KS2: 105.0

—

Secondary

The Bridge Academy

Not yet inspected · 7 min walk

P8: +0.53A8: 55.7

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 10 min walk

9 primaries · 4 secondaries · 0 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

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£510,000

Median sale price

2% below London median

£510,000 is 2% below the London median (£520,000)

+12.7%

This year

Flat

Dominant type

Price history

5-year change
+24.1%
Sales (24 months)5
New build0.0%
Avg flat£510,000
Price per m²£8,963/m²
Price per ft²£833/ft²
Avg floor area56.5 m²

EPC breakdown

B
4%
C
10%
D
4%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Flat 98%Other 2%

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£13,000
First-time buyerFTB
£4,250
Additional propertyBTL/2nd
£28,300

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

£2,551/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£141,250
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+6.1%

Total change

+371%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.6%

per year

Acceleration

-54.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 49 sales

Property Type Mix

Total: 49 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£94k£104k+10.9%8.5
Post-dot-com plateau2001–2003£153k£198k+29.5%2
Pre-crash peak2005–2007£196k£261k+32.7%2
GFC & correction2010–2010£248k£248k+0%2
Help-to-Buy recovery2013–2016£320k£510k+59.4%1.7
Brexit uncertainty2018–2018£463k£463k+0%2
Pandemic surge2020–2021£440k£411k-6.6%2
Rate-rise correction2023–2023£400k£400k+0%1
Current market2024–2025£543k£442k-18.6%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
6.1%
District
7.1%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Bethnal Green Underground StationCentral line
22.9 min walk
Haggerston

Nearby stations

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

55

Walkability score

219

Footpaths (500m)

12

Santander docks (800m)

0.2 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

8

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)16
Nearest car park247m
Santander docks (800m)12
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Bentley Road Car Park· no
660m

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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

18 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

8

Dentists within 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

85

Parks (1km)

36

Restaurants (800m)

21

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 613 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

4

Cinemas (2km)

1.2km

Post office

Nearby shops

Topaloglu Food & Wine376 m
Prestige Supermarket401 m
Tesco Express419 m
Better Health Bakery455 m

Nearby cafes

Koala & Bean Caffé267 m
Tin Cafe275 m
CuppaPug345 m
Euro Cafe412 m

Nearby restaurants

Mo' Mangio261 m
Bay's Fish Bar262 m
Uludağ Restaurant276 m
New Capital Kebab287 m

Nearby pubs

The Duke of Wellington193 m
The Duke of Richmond278 m
The Fox290 m
Ellie's297 m

Nearby gyms

Queensbridge Sports & Community Centre155 m
Momentum Training408 m
Rumble482 m
Anytime Fitness542 m

Nearby pharmacies

Clarks Healthcare724 m

Nearby health

Dental Beauty Dalston391 m
De Beauvoir Surgery542 m
Beechwood Medical Centre588 m
Bradbury Dental Surgery589 m
Food hygiene (5-star)49% of 229

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

52

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

71.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route5,386m
Crossrail 2 route625m

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

Price vs London-1.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
71
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
14
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)
29
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£510,000)

£13,000

Standard buyer

£4,250

First-time buyer

Save £8,750

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 3XT

Full postcodeE8 3XT
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.540910
Longitude-0.072012
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