London Fields · Hackney · Hackney South and Shoreditch constituency · 51.53492, -0.05748

E8 4RP— London Fields, Hackney

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 50/100Transport 63/100Yield 3.74%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
50
Schools
60
Transport
63
Environment
92
Investment
67

The bottom line

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

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Location

E8 4RP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+227.0% vs London avg

Deep-dive guides for E8 4RP

🛡️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 4RP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mowlem Primary School

Not yet inspected · 3 min walk

KS2: 103.2

—

Secondary

Oaklands School

Not yet inspected · 9 min walk

P8: +0.45A8: 53.6

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 21 min walk

14 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

212.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 308.2%

+137% vs borough

Crime by type

Other31%
Anti-social behaviour16%
Violence & sexual offences15%
Theft13%
Burglary9%
Vehicle crime7%
Robbery6%
Drug offences3%

Stop & search

3.8

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 837m

Crime is +227% above London average

Property

Prices, sales volume and market trends

Avg floor area51.5 m²

EPC breakdown

B
21%
C
14%
D
2%
E
2%

Based on 39 properties · Confidence: high

Street mix

Terraced 14%Flat 79%Other 7%

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£128,750
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 0.25 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2021 · CAGR

+-4.8%

Total change

-47%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.0%

per year

Acceleration

+61.80

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Terraced15.4%
Flat/maisonette84.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2011£265k£249k-6%2.8
Help-to-Buy recovery2015–2015£125k£125k+0%1
Pandemic surge2021–2021£140k£140k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-21.1% alpha

Flat/maisonette-21.1% α
Local
-17.2%
District
3.9%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
10.4 min walk
Cambridge Heath (London)→ Liverpool Street· 6 tph
7 min

Nearby stations

Cambridge Heath (London) Rail StationWeaver · Greater Anglia
4 min walk
Cambridge Heath (London)National Rail
4 min walk
London Fields Rail StationWeaver · Greater Anglia
9 min walk
Bethnal Green Underground StationCentral
11 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

59

Walkability score

220

Footpaths (500m)

16

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria42 min ↑
Waterloo37 min ↓
Canary Wharf34 min ↓
City ★25 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

17

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)36
Nearest car park229m
Santander docks (800m)16
Nearest cycle dock0.2 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
754m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.9 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 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

29 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 1.5 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

150

Parks (1km)

75

Restaurants (800m)

38

Cafes (800m)

7

Pubs (400m)

3

Pharmacies (800m)

10

Gyms (1km)

18

Sports (1km)

4

Convenience

Nearest supermarketBengali Fonga Market · 864 m
4 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

365m

Post office

Nearby shops

Forno52 m
Yeast Bakery169 m
Co-op Food292 m
Oren Delicatessen304 m

Nearby cafes

Café Tres193 m
Nkora Coffee - Cambridge Heath255 m
Paradox Coffee309 m
Mare Street Market Deli312 m

Nearby restaurants

Afrofeast33 m
Papillon Pizza40 m
Miga45 m
Ombra69 m

Nearby pubs

The Last Tuesday Society27 m
The Victory133 m
The Hare165 m
Diddy's205 m

Nearby gyms

Climbing District200 m
Fitness4Less243 m
Waking Dreams300 m
Studio Anatomy350 m

Nearby pharmacies

Clarks Healthcare368 m
Borno438 m
Sonigra Pharmacy622 m
Boots909 m

Nearby health

CitySmile Dental Practice77 m
London Fields Medical Centre348 m
The Mission Practice413 m
The Greenhouse Practice474 m
Food hygiene (5-star)61% of 320

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

67

Investment score

Good

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 score38/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

66.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,243m
Crossrail 2 route1,780m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,831 nationally

2,344

Est. population

15,458/km²

81%

Employed

72%

Degree educated

£48,900

Median income

4.7%

Claimant rate

Urban coreVery high densityYoung professionals

26

Community stability

Age profile

14%
48%
25%
Under 1814%
18–3448%
35–4925%
50–6411%
65+2%

Tenure

20%
47%
16%
Own outright6%
Own (mortgage)20%
Private rent47%
Social rent16%
Shared ownership11%
Rent free0%

Ethnicity

39%
28%
White British39%
White Other28%
Asian9%
Black9%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine9%
No car household76%
Unemployed7%
No qualifications7%

Housing tenure (Census 2021)

Private rent47%
Social rent16%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
50
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
8
Major developments (800m)
2
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)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
79
Largest scheme
168 homes · REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, E2
Pipeline pressure
NONE

Named schemes (500m)

REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, E2168 homes
completed
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
23-47, 23 - 47, MARE STREET, HACKNEY, E8 4RP106 homes
completed
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
SITE OF, 2-48, SITE OF, 2-48, NOTHIAM STREET, MARE STREET (2-10 & 22), E871 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 4RP

Full postcodeE8 4RP
Postcode districtE8
BoroughLondon Borough of Hackney
WardLondon Fields
Latitude51.534924
Longitude-0.057485
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