London Fields · Hackney · Hackney South and Shoreditch constituency · 51.53699, -0.06250

E8 4PE— London Fields, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 46/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
74
Schools
60
Transport
46
Environment
72
Investment
52

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E8 4PE

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 4PE

🛡️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 4PE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

London Fields Primary School

Not yet inspected · Inspected Jan 2025 · 2 min walk

KS2: 104.5

—

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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 16 min walk

11 primaries · 4 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.2km

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area56.5 m²

EPC breakdown

B
1%
C
4%
D
13%
E
5%
F
43%
G
26%

Based on 92 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

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£141,250
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 2.35 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2023 · CAGR

+2.8%

Total change

+57%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.3%

per year

Acceleration

+69.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£181k£181k+0%3
GFC & correction2010–2010£170k£170k+0%1
Help-to-Buy recovery2013–2016£250k£430k+72%1.3
Rate-rise correction2022–2023£230k£284k+23.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-5.6% alpha

Flat/maisonette-5.6% α
Local
2.5%
District
8.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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

Nearby stations

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

55

Walkability score

195

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

10

Car parks (800m)

18

EV chargers (800m)

Total spaces (800m)19
Nearest car park317m
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 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: 1.9 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

25 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

3

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

125

Parks (1km)

59

Restaurants (800m)

31

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

10

Gyms (1km)

16

Sports (1km)

9

Convenience

Nearest supermarketGrains & Green · 891 m
2 tennis courts2 swimming pools2 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)

53m

Post office

Nearby shops

Costcutter54 m
Green Island Whole Foods57 m
Londis Broadway SuperSaver72 m
Hill and Szrok88 m

Nearby cafes

l'eau a la bouche53 m
% Arabica64 m
Third Culture Deli71 m
El Ganso Cafe73 m

Nearby restaurants

Chakana53 m
Koya Ko56 m
OKKO59 m
Benny's61 m

Nearby pubs

Off Broadway88 m
The Dove91 m
Cat and Mutton122 m
The Perseverance212 m

Nearby gyms

Waking Dreams150 m
Climbing District301 m
Basis324 m
Bloodline Gym389 m

Nearby pharmacies

Clarks Healthcare99 m
Sonigra Pharmacy694 m
Borno789 m
Boots1.1 km

Nearby health

London Fields Medical Centre71 m
CitySmile Dental Practice386 m
The Greenhouse Practice521 m
The Mission Practice766 m
Food hygiene (5-star)60% of 252

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

52

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 score30/100
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

47.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,276m
Crossrail 2 route1,374m

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)
42
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
7
Major developments (800m)
1
Planning apps (3 years)
10
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
76
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)

FORMER COUNCIL DEPOT, FORMER COUNCIL DEPOT, ADA PLACE, MARIAN SQUARE, E250 homes
completed
4 - 6, 4 - 6, Sheep Lane, E8 4QS45 homes
completed
ADDISON COURT 48-64, HALLEY HOUSE 1-30, ADDISON COURT 48-64, HALLEY HOUSE 1-30, PRITCHARD ROAD, E240 homes
completed
1-3, 1-3, Sheep Lane, E8 4QS40 homes
completed
RED STAR WHARF, RED STAR WHARF, WHARF PLACE, E236 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

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Key facts for E8 4PE

Full postcodeE8 4PE
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.536994
Longitude-0.062501
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