London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54152, -0.07597

E8 4AA— London Fields, Hackney

Location and area intelligence for E8 4AA, London Fields, Hackney

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 60/100Transport 63/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Investment-grade — strong yield and growth signals

Liveability
69
Safety
60
Schools
90
Transport
63
Environment
68
Investment
66

The bottom line

E8 4AA offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 4 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 4AA 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 4AA meets your needs.

Location

E8 4AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+140.0% vs London avg

Deep-dive guides for E8 4AA

🛡️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 4AA with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How E8 4AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Holy Trinity Church of England Primary School

Good · Inspected Mar 2020 · 5 min walk

KS2: 108.6

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 4 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 8 min walk

8 primaries · 2 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

85

Road safety score

7

Accidents (5yr)

2

KSI (5yr)

8

Serious within 200m

HIGH pedestrian risk4 pedestrian casualties (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 area44.9 m²

EPC breakdown

B
3%
C
38%
D
24%
E
7%
F
1%

Based on 73 properties · Confidence: high

Street mix

Terraced 56%Flat 31%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£112,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (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

1997–2022 · CAGR

+6.9%

Total change

+425%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.0%

per year

Acceleration

+100.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 33 sales

Property Type Mix

Total: 33 sales

Terraced63.6%
Flat/maisonette36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£60k£119k+98.3%2.5
Post-dot-com plateau2001–2004£175k£194k+10.6%3
Pre-crash peak2005–2007£425k£135k-68.2%2.7
GFC & correction2008–2012£600k£300k-50%1
Help-to-Buy recovery2014–2016£310k£450k+45.2%1
Brexit uncertainty2017–2018£568k£225k-60.4%1.5
Rate-rise correction2022–2022£315k£315k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+3.1% alpha

Terraced+3.1% α
Local
17.8%
District
14.7%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Haggerston Rail StationWindrush
4 min walk
HaggerstonNational Rail
4 min walk
Dalston Kingsland Rail StationMildmay
9 min walk
Hoxton Rail StationWindrush
14 min walk
London Fields Rail StationGreater Anglia · Weaver
16 min walk
No bus stops within 400m

60

Walkability score

187

Footpaths (500m)

11

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

14

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)69
Nearest car park400m
Santander docks (800m)11
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Bentley Road Car Park· no
474m

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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseNONE
road
SEVERE
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 77% 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

15 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

91

Parks (1km)

49

Restaurants (800m)

24

Cafes (800m)

10

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 517 m
1 sports halls

Nightlife (500m)

0

Nightclubs

10

Late-night venues

B
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 & Wine193 m
Corner Mini-Market322 m
Wine Cellar343 m
Tesco Express356 m

Nearby cafes

Tin Cafe76 m
Koala & Bean Caffé126 m
Dead Good263 m
CuppaPug278 m

Nearby restaurants

Uludağ Restaurant16 m
New Capital Kebab36 m
Faulkners55 m
"mu"76 m

Nearby pubs

Ellie's62 m
The Haggerston88 m
The Fox96 m
Brilliant Corners185 m

Nearby gyms

Queensbridge Sports & Community Centre330 m
Momentum Training409 m
Anytime Fitness411 m
Rumble413 m

Nearby pharmacies

Clarks Healthcare705 m

Nearby health

Dental Beauty Dalston269 m
De Beauvoir Surgery395 m
Kingsland Dental Surgery493 m
Beechwood Medical Centre633 m
Food hygiene (5-star)48% of 285

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

66

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

53.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route5,357m
Crossrail 2 route407m

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

Urban coreMedium 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
Yes
Article 4 area
No
Listed buildings (800m)
74
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
9
Major developments (800m)
0
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)
4
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
43
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
Dalston Junction interchange, site R/O 514 - 600, Dalston Junction interchange, site R/O 514 - 600, Kingsland Road, bounded by Dalston Lane, Roseberry Place, Forest Road, E8309 homes
completed
Land south of, Land south of, Dalston Lane, between Beechwood Road and Roseberry Place and south of Holy Trinity School, E8244 homes
completed
305, 305, Kingsland Road, 12 - 32A Hertford Road, 27 - 31 Downham Road, N1 5SH207 homes
completed
LAND TO THE WEST OF, LAND TO THE WEST OF, BUXTED CLOSE, GLEBE ROAD (EAST OF), E8157 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 4AA? 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 4AA.
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 4AA

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

No spam. Unsubscribe anytime.

Key facts for E8 4AA

Full postcodeE8 4AA
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.541523
Longitude-0.075966
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