Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53764, -0.07428

E8 4EY— Haggerston, Hackney

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

Workplace / area profile

This postcode has no recorded homes — it reads as a workplace or commercial address. Residential measures like liveability, schools-for-families and mortgage context are not shown.

 

Top 13% LondonSchools 100%Safety 75/100Transport 59/100Yield 3.74%
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Strong, well-rated schools set this area apart

Area score
72
Safety
75
Schools
100
Transport
59
Environment
67
Investment
62

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Location

E8 4EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.3% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for E8 4EY

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How E8 4EY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Queensbridge Primary School

Outstanding · Inspected Dec 2023 · 3 min walk

KS2: 105.0

—

Secondary

The Bridge Academy

Not yet inspected · 3 min walk

P8: +0.53A8: 55.7

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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.6 incidents per 1,000 residents

Better than 53% of London
↑ Rising 2960.0%

-31% vs borough

Crime by type

Other31%
Anti-social behaviour21%
Violence & sexual offences17%
Vehicle crime10%
Theft7%
Burglary7%
Robbery5%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.4km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area66.4 m²

EPC breakdown

C
3%
D
2%

Based on 5 properties · Confidence: low

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£166,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

58

Walkability score

259

Footpaths (500m)

17

Santander docks (800m)

0.1 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

12

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)73
Nearest car park177m
Santander docks (800m)17
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.4 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above 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

21 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 1.1 km
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

115

Parks (1km)

29

Restaurants (800m)

19

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketHoxton Brothers · 601 m
1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

6

Cinemas (2km)

795m

Post office

Nearby shops

Better Health Bakery75 m
Tesco Express167 m
Corner Mini-Market363 m
Today's Extra372 m

Nearby cafes

Playhouse cafe152 m
CuppaPug193 m
Euro Cafe227 m
By The Bridge234 m

Nearby restaurants

Tonkotsu100 m
The Sea, The Sea121 m
Berber & Q128 m
Planque129 m

Nearby pubs

Signature Brew Taproom and Venue143 m
MAP Maison219 m
The Glory253 m
U7 Lounge259 m

Nearby gyms

Momentum Training75 m
Queensbridge Sports & Community Centre551 m
Britannia Leisure Centre734 m
PureGym794 m

Nearby pharmacies

Clarks Healthcare332 m
Columbia Pharmacy1.0 km

Nearby health

Dental Beauty Dalston250 m
De Beauvoir Surgery321 m
Whiston Road Surgery456 m
Cosmo Clinic607 m
Food hygiene (5-star)53% of 178

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

62

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

49.1

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,990m
Crossrail 2 route823m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,100 nationally

2,483

Est. population

20,151/km²

69%

Employed

59%

Degree educated

£43,400

Median income

5.8%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

19%
39%
25%
Under 1819%
18–3439%
35–4925%
50–6412%
65+6%

Tenure

34%
42%
Own outright4%
Own (mortgage)10%
Private rent34%
Social rent42%
Shared ownership11%
Rent free0%

Ethnicity

32%
21%
19%
White British32%
White Other21%
Asian12%
Black19%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine15%
No car household70%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent42%
Private rent34%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
73
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (3 years)
9
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)
27
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)

Haggerstone West and Kingsland Estates Phase 1, Haggerstone West and Kingsland Estates Phase 1, Kingsland Road, E8 2TJ367 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
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
14,737
Constituency
Hackney South and Shoreditch

Councillors

Siobhan MacMahonGreen
Charlene ConcepcionGreen
Nisa SharifGreen

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Key facts for E8 4EY

Full postcodeE8 4EY
Postcode districtE8
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.537638
Longitude-0.074284
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