Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53596, -0.06309

E8 4PP— Haggerston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 48/100Transport 54/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
48
Schools
60
Transport
54
Environment
72
Investment
53

The bottom line

E8 4PP offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

E8 4PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+251.0% vs London avg

Deep-dive guides for E8 4PP

🛡️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 4PP 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 · 3 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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

228.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 324.1%

+154% vs borough

Crime by type

Other34%
Violence & sexual offences16%
Anti-social behaviour13%
Theft12%
Burglary9%
Vehicle crime7%
Robbery6%
Drug offences3%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 1.1km

Crime is +251% 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£7,985/m²
Price per ft²£742/ft²
Avg floor area80.8 m²

EPC breakdown

C
3%
D
2%

Based on 5 properties · Confidence: low

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£202,000
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, filled cavity
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7.9%

Total change

+622%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.8%

per year

Acceleration

-36.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£90k£90k+0%1
Post-dot-com plateau2004–2004£162k£162k+0%1
GFC & correction2009–2009£240k£240k+0%1
Pandemic surge2020–2021£380k£571k+50.3%1
Current market2025–2025£650k£650k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Bethnal Green Underground StationCentral line
13.3 min walk
Cambridge Heath (London)→ Liverpool Street· 6 tph
7 min

Nearby stations

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

55

Walkability score

213

Footpaths (500m)

17

Santander docks (800m)

0.0 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

10

Car parks (800m)

20

EV chargers (800m)

Total spaces (800m)36
Nearest car park195m
Santander docks (800m)17
Nearest cycle dock0.0 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 — 3.9 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

26 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

1

Care homes (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

143

Parks (1km)

55

Restaurants (800m)

33

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

14

Sports (1km)

10

Convenience

Nearest supermarketBengali Fonga Market · 1.0 km
2 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

1

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

128m

Post office

Nearby shops

EK Bakery38 m
Pavilion88 m
Oren Delicatessen103 m
Costcutter140 m

Nearby cafes

Katsute100 Broadway Market51 m
Market Cafe79 m
The Bach85 m
Third Culture Deli87 m

Nearby restaurants

One Brdwy Mrkt51 m
Sune67 m
Fin-tastic81 m
Koya Ko90 m

Nearby pubs

The Perseverance104 m
The Dove106 m
Off Broadway198 m
Cat and Mutton225 m

Nearby gyms

Waking Dreams106 m
Climbing District241 m
Basis422 m
Bloodline Gym505 m

Nearby pharmacies

Clarks Healthcare201 m
Borno722 m
Sonigra Pharmacy789 m
Columbia Pharmacy949 m

Nearby health

London Fields Medical Centre137 m
CitySmile Dental Practice397 m
The Greenhouse Practice615 m
The Mission Practice700 m
Food hygiene (5-star)61% of 241

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

53

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,156m
Crossrail 2 route1,436m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,522 nationally

1,543

Est. population

10,451/km²

70%

Employed

59%

Degree educated

£48,900

Median income

6.4%

Claimant rate

Urban coreHigh densityYoung professionals

32

Community stability

Age profile

20%
36%
24%
14%
Under 1820%
18–3436%
35–4924%
50–6414%
65+7%

Tenure

13%
33%
44%
Own outright7%
Own (mortgage)13%
Private rent33%
Social rent44%
Shared ownership4%
Rent free0%

Ethnicity

35%
21%
21%
White British35%
White Other21%
Asian9%
Black21%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household72%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent44%
Private rent33%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
45
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
7
Major developments (800m)
1
Planning apps (3 years)
9
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)
72
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
SITE BOUNDED BY, SITE BOUNDED BY, GOLDSMITHS ROW, KAY STREET, E246 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

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 4PP

Full postcodeE8 4PP
Postcode districtE8
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.535961
Longitude-0.063093
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