Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53624, -0.06363

E8 4PR— Haggerston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 45/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
74
Schools
60
Transport
45
Environment
72
Investment
44

The bottom line

E8 4PR 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 4PR

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 4PR

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

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

“High-connectivity investment target”

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How E8 4PR 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 · 2 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 · 14 min walk

11 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)

1

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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£9,780/m²
Price per ft²£909/ft²
Avg floor area70 m²

EPC breakdown

C
14%
D
8%

Based on 22 properties · Confidence: medium

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£175,000
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
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2026 · CAGR

+7.8%

Total change

+654%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.1%

per year

Acceleration

-59.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£87k£95k+9.2%1
Post-dot-com plateau2001–2004£105k£181k+71.9%1.3
Pre-crash peak2005–2005£171k£171k+0%2
GFC & correction2009–2011£276k£245k-11.2%1.5
Help-to-Buy recovery2015–2015£375k£375k+0%1
Pandemic surge2021–2021£535k£535k+0%1
Rate-rise correction2022–2022£547k£547k+0%1
Current market2025–2026£782k£656k-16.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.7% alpha

Flat/maisonette+2.7% α
Local
8.9%
District
6.2%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
13.8 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
11 min walk
Hoxton Rail StationWindrush
12 min walk
No bus stops within 400m

54

Walkability score

212

Footpaths (500m)

18

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

9

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)19
Nearest car park217m
Santander docks (800m)18
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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

136

Parks (1km)

48

Restaurants (800m)

31

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

14

Sports (1km)

9

Convenience

Nearest supermarketMas Bazar Bethnal Green · 1.1 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)

140m

Post office

Nearby shops

EK Bakery83 m
Pavilion124 m
Oren Delicatessen147 m
Costcutter150 m

Nearby cafes

Katsute100 Broadway Market85 m
Third Culture Deli110 m
% Arabica116 m
The Bach125 m

Nearby restaurants

One Brdwy Mrkt98 m
Koya Ko106 m
Sune112 m
Fin-tastic126 m

Nearby pubs

The Dove135 m
The Perseverance148 m
Off Broadway201 m
Cat and Mutton232 m

Nearby gyms

Waking Dreams150 m
Climbing District289 m
Basis434 m
Bloodline Gym504 m

Nearby pharmacies

Clarks Healthcare208 m
Borno770 m
Sonigra Pharmacy803 m
Columbia Pharmacy957 m

Nearby health

London Fields Medical Centre154 m
CitySmile Dental Practice438 m
The Greenhouse Practice630 m
The Mission Practice748 m
Food hygiene (5-star)60% of 228

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

44

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

53.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,165m
Crossrail 2 route1,389m

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)
51
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
6
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)
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
1-3, 1-3, Sheep Lane, E8 4QS40 homes
completed
ADDISON COURT 48-64, HALLEY HOUSE 1-30, ADDISON COURT 48-64, HALLEY HOUSE 1-30, PRITCHARD ROAD, E240 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 4PR

Full postcodeE8 4PR
Postcode districtE8
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.536240
Longitude-0.063629
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