Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53786, -0.06631

E8 4JP— Haggerston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 44/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
71
Schools
60
Transport
44
Environment
72
Investment
41

The bottom line

E8 4JP offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E8 4JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-6.7% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for E8 4JP

🛡️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 4JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St. Paul's With St. Michael's CofE Primary School

Not yet inspected · 1 min walk

KS2: 107.5

—

Secondary

City of London Academy, Shoreditch Park

Not yet inspected · Inspected Jan 2025 · 6 min walk

P8: +0.68A8: 58.8

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 15 min walk

8 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

86.3 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 445.5%

-4% vs borough

Crime by type

Other28%
Violence & sexual offences23%
Anti-social behaviour22%
Burglary9%
Drug offences7%
Vehicle crime7%
Robbery4%
Theft2%

Stop & search

1.4

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: Bethnal Green Fire Station · 1.4km

Crime is +33% 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£12,324/m²
Price per ft²£1,145/ft²
Avg floor area77.9 m²

EPC breakdown

C
20%
D
18%
E
1%

Based on 39 properties · Confidence: high

Street mix

Terraced 56%Flat 44%

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£194,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+8.9%

Total change

+910%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.0%

per year

Acceleration

-76.32

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 18 sales

Property Type Mix

Total: 18 sales

Terraced55.6%
Flat/maisonette44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£96k£119k+25%1.3
Post-dot-com plateau2001–2004£132k£250k+89%2.3
Pre-crash peak2006–2007£190k£575k+203%1.5
Help-to-Buy recovery2014–2016£400k£499k+24.8%1
Rate-rise correction2023–2023£910k£910k+0%1
Current market2024–2024£965k£965k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-4.1% alpha

Terraced-4.1% α
Local
5.5%
District
9.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Bethnal Green Underground StationCentral line
16.8 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

Haggerston Rail StationWindrush
8 min walk
London Fields Rail StationWeaver · Greater Anglia
9 min walk
London FieldsNational Rail
9 min walk
Cambridge Heath (London) Rail StationWeaver · Greater Anglia
11 min walk
Hoxton Rail StationWindrush
12 min walk
No bus stops within 400m

46

Walkability score

212

Footpaths (500m)

15

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria51 min ↑
Waterloo45 min ↑
Canary Wharf37 min ↓
City ★35 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

9

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)19
Nearest car park427m
Santander docks (800m)15
Nearest cycle dock0.3 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: 1.8 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

23 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

Nearest hospitalMildmay Mission Hospital · 1.3 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

19

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Off Broadway (345 m)

Nearest supermarketMas Bazar Bethnal Green · 1.3 km
2 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

334m

Post office

Nearby shops

Costcutter335 m
Green Island Whole Foods337 m
EK Bakery339 m
Londis Broadway SuperSaver354 m

Nearby cafes

Katsute100 Broadway Market331 m
% Arabica334 m
l'eau a la bouche334 m
Third Culture Deli335 m

Nearby restaurants

Koya Ko323 m
Chakana335 m
OKKO337 m
Benny's339 m

Nearby pubs

Off Broadway345 m
The Dove362 m
Cat and Mutton377 m
The Perseverance404 m

Nearby gyms

Waking Dreams402 m
Climbing District548 m
Basis554 m
Bloodline Gym558 m

Nearby pharmacies

Clarks Healthcare363 m
Columbia Pharmacy1.1 km

Nearby health

London Fields Medical Centre352 m
CitySmile Dental Practice667 m
The Greenhouse Practice745 m
Dental Beauty Dalston750 m
Food hygiene (5-star)57% of 124

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

41

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

53.5

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,236m
Crossrail 2 route1,133m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,755 nationally

1,390

Est. population

25,525/km²

55%

Employed

45%

Degree educated

£39,200

Median income

7.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

21%
29%
20%
19%
Under 1821%
18–3429%
35–4920%
50–6419%
65+11%

Tenure

16%
62%
Own outright9%
Own (mortgage)12%
Private rent16%
Social rent63%
Shared ownership0%
Rent free0%

Ethnicity

28%
14%
31%
White British28%
White Other14%
Asian11%
Black31%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household58%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent63%
Private rent16%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
75
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
5
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)
2
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 2, Haggerstone West and Kingsland Estates Phase 2, Kingsland Road, E8 2TJ394 homes
completed
Adelaide Wharf and 118 - 120, Adelaide Wharf and 118 - 120, Queensbridge Road, E2 8PD147 homes
completed
SITE B, BROADWAY MARKET, OFF THE NEW, SITE B, BROADWAY MARKET, OFF THE NEW, TREDERWEN ROAD, E829 homes
completed
Union Wharf (Formerly Actons Lock), 129, Union Wharf (Formerly Actons Lock), 129, Pritchards Road, E2 8SH25 homes
completed
64-82, 64-82, BROUGHAM ROAD, E818 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 4JP

Full postcodeE8 4JP
Postcode districtE8
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.537858
Longitude-0.066315
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