London Fields · Hackney · Hackney South and Shoreditch constituency · 51.54016, -0.07462

E8 4EP— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 60/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
67
Safety
60
Schools
95
Transport
56
Environment
68
Investment
45

The bottom line

E8 4EP offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

E8 4EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+140.0% vs London avg

Deep-dive guides for E8 4EP

🛡️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 4EP 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 · 3 min walk

KS2: 105.0

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 3 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 · 8 min walk

9 primaries · 4 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.7km

Crime is +140% 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£10,948/m²
Price per ft²£1,017/ft²
Avg floor area130.3 m²

EPC breakdown

C
1%
D
6%
E
3%

Based on 10 properties · Confidence: medium

Street mix

Semi 8%Terraced 83%Other 8%

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£325,750
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9%

Total change

+1211%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.3%

per year

Acceleration

-51.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached9.1%
Terraced90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£111k£220k+98.2%1
Post-dot-com plateau2003–2003£385k£385k+0%1
Help-to-Buy recovery2013–2016£1.01m£1.34m+33.5%2
Rate-rise correction2022–2023£1.61m£2.00m+24.2%1
Current market2025–2025£1.46m£1.46m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Terraced+1.4% α
Local
10.1%
District
8.7%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Old Street Underground StationNorthern line
22 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
15 min walk
No bus stops within 400m

58

Walkability score

189

Footpaths (500m)

11

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

12

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)62
Nearest car park224m
Santander docks (800m)11
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Bentley Road Car Park· no
646m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 77% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.7 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

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

41

Restaurants (800m)

23

Cafes (800m)

6

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 663 m
1 sports halls

Nightlife (500m)

0

Nightclubs

6

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 Express239 m
Corner Mini-Market310 m
Better Health Bakery315 m
Topaloglu Food & Wine356 m

Nearby cafes

Koala & Bean Caffé83 m
Tin Cafe121 m
CuppaPug157 m
Euro Cafe218 m

Nearby restaurants

Golden Food126 m
Uludağ Restaurant163 m
New Capital Kebab205 m
Faulkners220 m

Nearby pubs

The Duke of Wellington12 m
The Fox121 m
MAP Maison228 m
Ellie's230 m

Nearby gyms

Momentum Training259 m
Queensbridge Sports & Community Centre324 m
Rumble545 m
Anytime Fitness567 m

Nearby pharmacies

Clarks Healthcare576 m

Nearby health

Dental Beauty Dalston193 m
De Beauvoir Surgery344 m
Kingsland Dental Surgery650 m
Whiston Road Surgery711 m
Food hygiene (5-star)51% 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

45

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

58.8

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route5,244m
Crossrail 2 route584m

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

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
83
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
5
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)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
35
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
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
2N1 (Former Edith Cavell School), 2N1 (Former Edith Cavell School), Hertford Road, Enfield Road, N1 5BA105 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
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 4EP

Full postcodeE8 4EP
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.540161
Longitude-0.074624
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