London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54010, -0.07629

E8 4DA— London Fields, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 60/100Transport 65/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
69
Safety
60
Schools
95
Transport
65
Environment
68
Investment
52

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E8 4DA

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 4DA

🛡️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 4DA 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 · 4 min walk

KS2: 105.0

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 2 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 7 min walk

10 primaries · 3 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.6km

Crime is +140% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E8 district median

£594,000

Based on 266 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£7,832/m²
Price per ft²£728/ft²
Avg floor area72.7 m²

EPC breakdown

B
1%
C
12%
D
10%
E
13%
F
5%

Based on 41 properties · Confidence: high

Street mix

Terraced 10%Flat 88%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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£181,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (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

1995–2026 · CAGR

+8.1%

Total change

+1020%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.9%

per year

Acceleration

+13.59

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 57 sales

Property Type Mix

Total: 57 sales

Terraced8.8%
Flat/maisonette91.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£148k+195%4
Post-dot-com plateau2001–2004£149k£186k+24.8%2.5
Pre-crash peak2006–2007£244k£175k-28.4%3
GFC & correction2008–2012£600k£365k-39.2%2
Help-to-Buy recovery2013–2013£375k£375k+0%2
Brexit uncertainty2017–2018£545k£330k-39.4%2
Pandemic surge2020–2021£465k£575k+23.7%1.5
Rate-rise correction2022–2022£615k£615k+0%1
Current market2024–2026£585k£560k-4.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
7.8%
District
8.2%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Old Street Underground StationNorthern line
21.3 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
2 min walk
HaggerstonNational Rail
2 min walk
Dalston Kingsland Rail StationMildmay
11 min walk
Hoxton Rail StationWindrush
12 min walk
London Fields Rail StationGreater Anglia · Weaver
16 min walk
No bus stops within 400m

58

Walkability score

198

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

13

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)62
Nearest car park312m
Santander docks (800m)13
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Bentley Road Car Park· no
624m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 1.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.8 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

17 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

39

Restaurants (800m)

25

Cafes (800m)

8

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 677 m
1 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

5

Cinemas (2km)

1.1km

Post office

Nearby shops

Tesco Express197 m
Corner Mini-Market201 m
Better Health Bakery313 m
Topaloglu Food & Wine352 m

Nearby cafes

Koala & Bean Caffé49 m
Tin Cafe85 m
CuppaPug122 m
Euro Cafe148 m

Nearby restaurants

Golden Food56 m
Uludağ Restaurant145 m
Lekki157 m
New Capital Kebab196 m

Nearby pubs

The Fox64 m
The Duke of Wellington126 m
MAP Maison162 m
Duke of York201 m

Nearby gyms

Momentum Training258 m
Queensbridge Sports & Community Centre417 m
Anytime Fitness571 m
Rumble571 m

Nearby pharmacies

Clarks Healthcare546 m

Nearby health

Dental Beauty Dalston111 m
De Beauvoir Surgery252 m
Kingsland Dental Surgery652 m
Whiston Road Surgery682 m
Food hygiene (5-star)52% of 223

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

68.6

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route5,200m
Crossrail 2 route521m

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)
67
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
10
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)
40
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)

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
2 - 10, 2 - 10, Hertford Road, N1 5SH117 homes
completed
2N1 (Former Edith Cavell School), 2N1 (Former Edith Cavell School), Hertford Road, Enfield Road, N1 5BA105 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

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Key facts for E8 4DA

Full postcodeE8 4DA
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.540099
Longitude-0.076285
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