Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53720, -0.07290

E8 4FL— Haggerston, Hackney

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

Capital growth story in progress

 

Top 8% LondonSchools 100%Safety 73/100Transport 58/100Yield 4.37%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
74
Safety
73
Schools
100
Transport
58
Environment
67
Investment
66

The bottom line

E8 4FL offers exceptional schools (100% Good/Outstanding) and low crime at £507,500 median — a strong choice for Families.

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Location

E8 4FL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-2.4% vs London avg
vs London income-6.7% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for E8 4FL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart📈 Up & Coming🔒 Very Safe🍕 Buzzing

“Capital growth story in progress”

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How E8 4FL 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 · 2 min walk

P8: +0.53A8: 55.7

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 · 4 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

78.3 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 233.3%

-13% vs borough

Crime by type

Violence & sexual offences29%
Other24%
Anti-social behaviour19%
Theft9%
Burglary6%
Drug offences4%
Robbery4%
Vehicle crime4%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.5km

Crime is +20% above London average

Property

2 Jul

Prices, sales volume and market trends

£507,500

Median sale price

2% below London median

£507,500 is 2% below the London median (£520,000)

0.0%

This year

Flat

Dominant type

Price history

5-year change
+42.7%
Sales (24 months)11
New build0.0%
Avg flat£507,500
Price per m²£6,704/m²
Price per ft²£623/ft²
Avg floor area75.7 m²

EPC breakdown

B
45%
C
4%

Based on 49 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£12,875
First-time buyerFTB
£4,125
Additional propertyBTL/2nd
£28,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

12.9×

Price-to-income

£2,539/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£189,250
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.27 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2017–2026 · CAGR

+-0.3%

Total change

-3%

Market Activity

Price Velocity & Acceleration

Current Velocity

-60.9%

per year

Acceleration

-161.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 37 sales

Property Type Mix

Total: 37 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2017£228k£228k+0%21
Pandemic surge2021–2021£356k£356k+0%2
Rate-rise correction2022–2023£219k£610k+178.9%1
Current market2024–2026£281k£221k-21.6%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+11.7% alpha

Flat/maisonette+11.7% α
Local
12%
District
0.3%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume35
Seasonal Timing0
Trend Position100

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
19.6 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
3 min walk
HaggerstonNational Rail
3 min walk
Hoxton Rail StationWindrush
8 min walk
London Fields Rail StationWeaver · Greater Anglia
14 min walk
Cambridge Heath (London) Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

56

Walkability score

291

Footpaths (500m)

20

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

11

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)35
Nearest car park171m
Santander docks (800m)20
Nearest cycle dock0.2 km

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: 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: 1.5 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

6

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

125

Parks (1km)

22

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

10

Sports (1km)

2

Convenience

Nearest supermarketHoxton Brothers · 642 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

6

Cinemas (2km)

739m

Post office

Nearby shops

Better Health Bakery165 m
Tesco Express275 m
Acorn's312 m
Today's Extra388 m

Nearby cafes

Playhouse cafe244 m
CuppaPug293 m
By The Bridge299 m
Euro Cafe333 m

Nearby restaurants

Mo' Mangio156 m
Bay's Fish Bar156 m
Tonkotsu191 m
The Sea, The Sea193 m

Nearby pubs

Signature Brew Taproom and Venue201 m
The Glory313 m
A Bar with Shapes for a name318 m
U7 Lounge325 m

Nearby gyms

Momentum Training182 m
Queensbridge Sports & Community Centre571 m
BFT Hackney730 m
PureGym756 m

Nearby pharmacies

Clarks Healthcare364 m
Columbia Pharmacy962 m

Nearby health

Dental Beauty Dalston355 m
De Beauvoir Surgery426 m
Whiston Road Surgery469 m
Cosmo Clinic605 m
Food hygiene (5-star)53% of 150

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

66

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
4.4% (average)London avg: 3.8%Above average yield
Gentrification score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

75.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,980m
Crossrail 2 route919m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,257 nationally

1,789

Est. population

30,000/km²

61%

Employed

49%

Degree educated

£39,200

Median income

6.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

23%
31%
23%
16%
Under 1823%
18–3431%
35–4923%
50–6416%
65+7%

Tenure

20%
60%
Own outright5%
Own (mortgage)11%
Private rent20%
Social rent60%
Shared ownership4%
Rent free1%

Ethnicity

24%
16%
29%
White British24%
White Other16%
Asian13%
Black29%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine18%
No car household67%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent60%
Private rent20%

vs. London

Income vs London-6.7%
Price vs London-2.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
72
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (3 years)
6
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)
20
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
Adelaide Wharf and 118 - 120, Adelaide Wharf and 118 - 120, Queensbridge Road, E2 8PD147 homes
completed
298-316, 298-316, KINGSLAND ROAD, ARBUTUS STREET (1A), E8101 homes
completed
PHASE 1, OLD GASWORKS SITE, PHASE 1, OLD GASWORKS SITE, LABURNUM STREET, E280 homes
completed
236-240, 236-240, Kingsland Road, E2 8AX73 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£507,500)

£12,875

Standard buyer

£4,125

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E8 4FL

Full postcodeE8 4FL
Postcode districtE8
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.537202
Longitude-0.072904
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