De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.54571, -0.07608

E8 4AR— De Beauvoir, Hackney

Location and area intelligence for E8 4AR, De Beauvoir, Hackney

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 68/100Transport 67/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Families, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
75
Safety
68
Schools
90
Transport
67
Environment
68
Investment
67

The bottom line

E8 4AR offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Young professionals who can accept its trade-offs.

The catches: high noise levels nearby and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E8 4AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+67.0% vs London avg

Deep-dive guides for E8 4AR

🛡️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 4AR 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 · 3 min walk

KS2: 108.6

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 10 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 14 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

108.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 636.7%

+21% vs borough

Crime by type

Other24%
Anti-social behaviour16%
Drug offences14%
Violence & sexual offences13%
Theft12%
Vehicle crime11%
Burglary5%
Robbery5%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

73

Road safety score

19

Accidents (5yr)

2

KSI (5yr)

16

Serious within 200m

HIGH pedestrian risk6 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.9km

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area61.8 m²

EPC breakdown

C
11%
D
16%
E
7%
F
2%
G
1%

Based on 37 properties · Confidence: high

Street mix

Terraced 35%Flat 61%Other 4%

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£154,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7%

Total change

+477%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.6%

per year

Acceleration

-142.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 20 sales

Property Type Mix

Total: 20 sales

Terraced40%
Flat/maisonette60%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£65k£65k+0%1
Post-dot-com plateau2001–2001£250k£250k+0%1
Pre-crash peak2005–2007£132k£144k+9.5%1.3
GFC & correction2009–2009£190k£190k+0%1
Help-to-Buy recovery2013–2015£380k£700k+84.2%2
Brexit uncertainty2018–2019£300k£611k+103.6%3
Pandemic surge2021–2021£375k£375k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
6.6%
District
8.3%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Dalston Junction

Nearby stations

Dalston JunctionNational Rail
1 min walk
Dalston Kingsland Rail StationMildmay
3 min walk
Haggerston Rail StationWindrush
10 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
14 min walk
London Fields Rail StationWeaver · Greater Anglia
17 min walk
9 bus routes · 10 stops within 400m · 194 buses/hr peak

90

Walkability score

246

Footpaths (500m)

6

Santander docks (800m)

0.5 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

23

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)16
Nearest car park89m
Santander docks (800m)6
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Bentley Road Car Park· no
119m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 49%
Less green space than 77% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.2 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

9 min walk

85%

Recommend GP

85%

Overall GP experience

2

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 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

103

Parks (1km)

64

Restaurants (800m)

34

Cafes (800m)

19

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

8

Convenience

Nearest supermarketCo-op Food · 94 m
1 sports halls

Nightlife (500m)

0

Nightclubs

19

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

895m

Post office

Nearby shops

Tesco Express23 m
Wine Cellar125 m
Junction Supermarket186 m
Topaloglu Food & Wine273 m

Nearby cafes

T4 Tea For U25 m
Starbucks105 m
Chaiiwala112 m
hōm114 m

Nearby restaurants

Morley's11 m
Gordos Pizzeria20 m
Subway29 m
Bánh45 m

Nearby pubs

Molly Bloom's15 m
the roses of elagabalus38 m
Copper Cats40 m
The Crown and Castle66 m

Nearby gyms

Anytime Fitness61 m
GYMPODS Dalston98 m
Rumble156 m
PureGym450 m

Nearby pharmacies

ABC Pharmacy889 m
Clarks Healthcare1.2 km

Nearby health

Kingsland Dental Surgery30 m
Dental Beauty Dalston188 m
Beechwood Medical Centre384 m
Bradbury Dental Surgery392 m
Food hygiene (5-star)47% of 379

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 score35/100
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

69.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route5,799m
Crossrail 2 route28m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,870 nationally

2,037

Est. population

14,030/km²

74%

Employed

66%

Degree educated

5.5%

Claimant rate

Urban coreHigh densityYoung professionals

33

Community stability

Age profile

14%
39%
26%
Under 1814%
18–3439%
35–4926%
50–6412%
65+9%

Tenure

14%
21%
44%
21%
Own outright14%
Own (mortgage)21%
Private rent44%
Social rent21%
Shared ownership1%
Rent free0%

Ethnicity

46%
26%
White British46%
White Other26%
Asian7%
Black9%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine11%
No car household65%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent44%
Social rent21%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
64
Live planning apps (800m)
50
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
14
Local approval rate
100%
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)
53
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)

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
LAND TO THE WEST OF, LAND TO THE WEST OF, BUXTED CLOSE, GLEBE ROAD (EAST OF), E8157 homes
completed
10-34, Dalston Western Curve, 10-34 & 25-33A, KINGSLAND HIGH STREET, Boleyn Road, HACKNEY, E8106 homes
completed
Holy Trinity Primary School, Holy Trinity Primary School, Beechwood Road, Roseberry Place, E8 3DY101 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
23.4%
Ward turnout
42%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Gemma Per-BoGreen
Paul AndersonGreen

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Key facts for E8 4AR

Full postcodeE8 4AR
Postcode districtE8
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.545707
Longitude-0.076078
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