London Fields · Hackney · Hackney South and Shoreditch constituency · 51.53927, -0.06858

E8 4LX— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 47/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
66
Safety
73
Schools
100
Transport
47
Environment
71
Investment
40

The bottom line

E8 4LX offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how E8 4LX scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E8 4LX meets your needs.

Location

E8 4LX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+6.4% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for E8 4LX

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E8 4LX with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

Share:WhatsAppShare on X

How E8 4LX 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 · 6 min walk

P8: +0.53A8: 55.7

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.1 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 287.5%

-13% vs borough

Crime by type

Other24%
Violence & sexual offences23%
Anti-social behaviour18%
Vehicle crime15%
Burglary9%
Theft5%
Robbery4%
Drug offences3%

Stop & search

0.6

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: Bethnal Green Fire Station · 1.7km

Crime is +20% 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£6,142/m²
Price per ft²£571/ft²
Avg floor area104.9 m²

EPC breakdown

C
8%
D
20%
E
7%

Based on 35 properties · Confidence: high

Street mix

Semi 35%Terraced 21%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£262,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8%

Total change

+902%

Market Activity

Price Velocity & Acceleration

Current Velocity

-70.4%

per year

Acceleration

-92.63

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £50k–£75k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached35.7%
Terraced19%
Flat/maisonette45.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£355k+446.2%2.3
Post-dot-com plateau2001–2004£259k£300k+16.1%2.7
Pre-crash peak2005–2007£573k£260k-54.6%1.5
GFC & correction2009–2012£280k£1.29m+360.7%1.2
Help-to-Buy recovery2016–2016£560k£560k+0%1
Brexit uncertainty2017–2019£1.19m£1.40m+17.4%2
Pandemic surge2020–2021£885k£638k-28%1
Rate-rise correction2022–2023£1.80m£2.20m+22.2%1
Current market2025–2025£651k£651k+0%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.5% alpha

Weakest performer

Terraced

-1.3% alpha

Flat/maisonette+2.5% α
Local
17.3%
District
14.8%
Semi-detached-0.4% α
Local
12.3%
District
12.7%
Terraced-1.3% α
Local
9%
District
10.3%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
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
19.4 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
6 min walk
HaggerstonNational Rail
6 min walk
London Fields Rail StationWeaver · Greater Anglia
10 min walk
Hoxton Rail StationWindrush
12 min walk
Dalston Kingsland Rail StationMildmay
14 min walk
No bus stops within 400m

42

Walkability score

189

Footpaths (500m)

17

Santander docks (800m)

0.1 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

6

Car parks (800m)

18

EV chargers (800m)

Total spaces (800m)19
Nearest car park272m
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 waterLOW
Low
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 AONB31% green spaceTree canopy: 70%
More green space than 86% 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

21 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalMildmay Mission Hospital · 1.4 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

118

Parks (1km)

7

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Duke of Richmond (415 m)

Nearest supermarketCo-op Food · 879 m
2 tennis courts2 swimming pools1 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)

544m

Post office

Nearby shops

Acorn's497 m
Better Health Bakery510 m
Green Island Whole Foods543 m
Costcutter543 m

Nearby cafes

CuppaPug513 m
Koala & Bean Caffé514 m
Tin Cafe542 m
Climpson & Sons543 m

Nearby restaurants

Mo' Mangio291 m
Bay's Fish Bar295 m
Planque514 m
Tonkotsu535 m

Nearby pubs

The Duke of Richmond415 m
The Duke of Wellington420 m
Off Broadway540 m
The Fox550 m

Nearby gyms

Queensbridge Sports & Community Centre382 m
Momentum Training492 m
Waking Dreams622 m
London Fields Lido622 m

Nearby pharmacies

Clarks Healthcare559 m
Columbia Pharmacy1.2 km

Nearby health

London Fields Medical Centre562 m
Dental Beauty Dalston579 m
De Beauvoir Surgery711 m
Bradbury Dental Surgery772 m
Food hygiene (5-star)56% of 63

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

40

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

52.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route5,310m
Crossrail 2 route913m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,408 nationally

1,587

Est. population

13,579/km²

59%

Employed

53%

Degree educated

£44,700

Median income

6.3%

Claimant rate

Inner cityHigh densityMixed

44

Community stability

Age profile

18%
22%
21%
21%
18%
Under 1818%
18–3422%
35–4921%
50–6421%
65+18%

Tenure

15%
19%
15%
51%
Own outright15%
Own (mortgage)19%
Private rent15%
Social rent51%
Shared ownership1%
Rent free0%

Ethnicity

45%
14%
18%
White British45%
White Other14%
Asian10%
Black18%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household57%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent51%
Private rent15%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
68
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
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)

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
Haggerstone West and Kingsland Estates Phase 2, Haggerstone West and Kingsland Estates Phase 2, Kingsland Road, E8 2TJ394 homes
completed
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
LAND AT JUNCTION OF, INCL.214-216 & GARAGES, LAND AT JUNCTION OF, INCL.214-216 & GARAGES, HAGGERSTON ROAD, SCRIVEN STREET, E822 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

Live in E8 4LX? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E8 4LX.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track E8 4LX

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E8 4LX

Full postcodeE8 4LX
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.539271
Longitude-0.068577
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