Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53720, -0.06477

E8 4JT— Haggerston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 44/100Yield 3.74%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
74
Schools
60
Transport
44
Environment
72
Investment
51

The bottom line

E8 4JT 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 4JT

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+13.0% vs London avg

Deep-dive guides for E8 4JT

🛡️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 4JT 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 · 5 min walk

P8: +0.68A8: 58.8

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 15 min walk

10 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.3 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 266.7%

-18% vs borough

Crime by type

Other27%
Violence & sexual offences21%
Anti-social behaviour15%
Drug offences14%
Theft8%
Robbery6%
Vehicle crime5%
Burglary3%

Stop & search

1.3

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 · 1.3km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area75 m²

EPC breakdown

C
12%
D
9%
E
1%

Based on 22 properties · Confidence: medium

Street mix

Terraced 83%Flat 17%

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£187,500
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 (not community)
GlazingSingle glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+9.1%

Total change

+702%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.1%

per year

Acceleration

-130.95

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 12 sales

Property Type Mix

Total: 12 sales

Terraced83.3%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£70k£85k+20.7%1.5
Post-dot-com plateau2001–2004£145k£205k+41.4%1.5
GFC & correction2008–2008£350k£350k+0%1
Help-to-Buy recovery2016–2016£667k£667k+0%1
Brexit uncertainty2017–2017£317k£317k+0%1
Pandemic surge2021–2021£677k£677k+0%1
Rate-rise correction2022–2022£562k£562k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+56.2% alpha

Terraced+56.2% α
Local
71.6%
District
15.4%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
15.4 min walk
London Fields→ Liverpool Street· 6 tph
9 min

Nearby stations

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

51

Walkability score

217

Footpaths (500m)

16

Santander docks (800m)

0.2 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)

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Parking & EV

Car parks, spaces and charging points

9

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)19
Nearest car park327m
Santander docks (800m)16
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: 1.8 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% 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

24 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalMildmay Mission Hospital · 1.3 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

27

Restaurants (800m)

24

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

15

Sports (1km)

7

Convenience

Nearest supermarketMas Bazar Bethnal Green · 1.2 km
2 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

210m

Post office

Nearby shops

EK Bakery210 m
Costcutter213 m
Green Island Whole Foods216 m
Londis Broadway SuperSaver231 m

Nearby cafes

Katsute100 Broadway Market201 m
% Arabica207 m
Third Culture Deli207 m
l'eau a la bouche209 m

Nearby restaurants

Koya Ko195 m
Chakana212 m
OKKO217 m
Benny's219 m

Nearby pubs

The Dove233 m
Off Broadway235 m
Cat and Mutton269 m
The Perseverance281 m

Nearby gyms

Waking Dreams272 m
Climbing District419 m
Basis462 m
Bloodline Gym494 m

Nearby pharmacies

Clarks Healthcare251 m
Borno903 m
Columbia Pharmacy1.0 km
Old Maids Pharmacy1.2 km

Nearby health

London Fields Medical Centre228 m
CitySmile Dental Practice541 m
The Greenhouse Practice659 m
The Mission Practice880 m
Food hygiene (5-star)59% of 158

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

51

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

42.6

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,221m
Crossrail 2 route1,256m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,021 nationally

1,350

Est. population

30,000/km²

56%

Employed

42%

Degree educated

£39,200

Median income

7.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

22%
27%
18%
22%
Under 1822%
18–3427%
35–4918%
50–6422%
65+12%

Tenure

70%
Own outright7%
Own (mortgage)9%
Private rent13%
Social rent70%
Shared ownership1%
Rent free0%

Ethnicity

29%
15%
35%
White British29%
White Other15%
Asian6%
Black35%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine22%
No car household66%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent70%
Private rent13%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
54
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (3 years)
8
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)
13
Largest scheme
394 homes · Haggerstone West and Kingsland Estates Phase 2, Haggerstone West and Kingsland Estates Phase 2, Kingsland Road, E8 2TJ
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
FORMER COUNCIL DEPOT, FORMER COUNCIL DEPOT, ADA PLACE, MARIAN SQUARE, E250 homes
completed
ADDISON COURT 48-64, HALLEY HOUSE 1-30, ADDISON COURT 48-64, HALLEY HOUSE 1-30, PRITCHARD ROAD, E240 homes
completed
RED STAR WHARF, RED STAR WHARF, WHARF PLACE, E236 homes
completed
SITE B, BROADWAY MARKET, OFF THE NEW, SITE B, BROADWAY MARKET, OFF THE NEW, TREDERWEN ROAD, E829 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 4JT

Full postcodeE8 4JT
Postcode districtE8
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.537203
Longitude-0.064771
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