Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53863, -0.07701

E8 4DL— Haggerston, Hackney

Location and area intelligence for E8 4DL, Haggerston, Hackney

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 65/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
78
Safety
78
Schools
95
Transport
65
Environment
68
Investment
50

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

E8 4DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+3.3% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for E8 4DL

🛡️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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“The practical family move”

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How E8 4DL 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 · 5 min walk

KS2: 105.0

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 0 min walk

P8: +1.11A8: 48.4

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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.9 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-9% vs borough

Crime by type

Other34%
Violence & sexual offences16%
Anti-social behaviour15%
Theft11%
Burglary9%
Vehicle crime6%
Drug offences5%
Robbery4%

Road safety

88

Road safety score

8

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.5km

Crime is +26% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£23,409/m²
Price per ft²£2,175/ft²
Avg floor area42.1 m²

EPC breakdown

B
2%
C
7%
D
3%
G
1%

Based on 13 properties · Confidence: medium

Street mix

Terraced 13%Flat 57%Other 30%

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£105,250
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 DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+6.2%

Total change

+325%

Market Activity

Price Velocity & Acceleration

Current Velocity

+182.2%

per year

Acceleration

+90.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 13 sales

Property Type Mix

Total: 13 sales

Terraced15.4%
Flat/maisonette84.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£243k£175k-27.9%3
Pre-crash peak2005–2005£160k£160k+0%1
GFC & correction2008–2008£190k£190k+0%1
Brexit uncertainty2018–2018£365k£365k+0%1
Current market2025–2025£1.03m£1.03m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-23.1% alpha

Flat/maisonette-23.1% α
Local
-15.1%
District
8%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
19.3 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
1 min walk
HaggerstonNational Rail
1 min walk
Hoxton Rail StationWindrush
10 min walk
Dalston Kingsland Rail StationMildmay
13 min walk
London Fields Rail StationGreater Anglia · Weaver
17 min walk
No bus stops within 400m

59

Walkability score

233

Footpaths (500m)

16

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria41 min ↑
Waterloo42 min ↑
Canary Wharf ★29 min
City29 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

10

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)62
Nearest car park321m
Santander docks (800m)16
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Bentley Road Car Park· no
781m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.5 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 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

19 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 · 995 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

33

Restaurants (800m)

20

Cafes (800m)

9

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

3

Convenience

Nearest supermarketHoxton Brothers · 585 m
2 sports halls

Nightlife (500m)

0

Nightclubs

9

Late-night venues

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

1

Libraries (1km)

6

Cinemas (2km)

946m

Post office

Nearby shops

Tesco Express52 m
Corner Mini-Market144 m
Better Health Bakery186 m
Today's Extra442 m

Nearby cafes

Euro Cafe23 m
Helma54 m
CuppaPug85 m
Toconoco88 m

Nearby restaurants

Lekki15 m
Planque90 m
Tonkotsu172 m
The Sea, The Sea206 m

Nearby pubs

MAP Maison10 m
Duke of York112 m
Signature Brew Taproom and Venue233 m
The Fox235 m

Nearby gyms

Momentum Training146 m
Queensbridge Sports & Community Centre562 m
Britannia Leisure Centre656 m
Anytime Fitness739 m

Nearby pharmacies

Clarks Healthcare379 m

Nearby health

Dental Beauty Dalston62 m
De Beauvoir Surgery121 m
Whiston Road Surgery515 m
Cosmo Clinic679 m
Food hygiene (5-star)50% of 200

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

E

High street health

Investment

Investment grade, yield and market outlook

50

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

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

68.1

Price growth score

B
High

Development pressure

High

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route5,029m
Crossrail 2 route622m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,899 nationally

1,843

Est. population

30,000/km²

75%

Employed

67%

Degree educated

£43,400

Median income

3.7%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

19%
37%
31%
Under 1819%
18–3437%
35–4931%
50–6411%
65+3%

Tenure

18%
38%
29%
Own outright9%
Own (mortgage)18%
Private rent38%
Social rent29%
Shared ownership6%
Rent free0%

Ethnicity

30%
28%
18%
White British30%
White Other28%
Asian7%
Black18%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household71%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent38%
Social rent29%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
71
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
11
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)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
5
Under construction
5
Completed (3yr)
64
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
LOW

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
16.7%
Ward turnout
37%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Siobhan MacMahonGreen
Charlene ConcepcionGreen
Nisa SharifGreen

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Key facts for E8 4DL

Full postcodeE8 4DL
Postcode districtE8
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.538627
Longitude-0.077011
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