Haggerston · Hackney · Hackney South and Shoreditch constituency · 51.53739, -0.06841

E8 4SH— Haggerston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 71/100Transport 46/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
71
Schools
60
Transport
46
Environment
72
Investment
42

The bottom line

E8 4SH 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.

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Location

E8 4SH

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+33.0% vs London avg

Deep-dive guides for E8 4SH

🛡️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 4SH 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 · 6 min walk

P8: +0.68A8: 58.8

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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.3 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 445.5%

-4% vs borough

Crime by type

Other28%
Violence & sexual offences23%
Anti-social behaviour22%
Burglary9%
Drug offences7%
Vehicle crime7%
Robbery4%
Theft2%

Stop & search

1.4

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 · 1.5km

Crime is +33% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£10,000/m²
Price per ft²£929/ft²
Avg floor area67.7 m²

EPC breakdown

C
12%
D
39%
E
3%
F
1%

Based on 55 properties · Confidence: high

Street mix

Terraced 3%Flat 98%

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£169,250
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, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2025 · CAGR

+9%

Total change

+759%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

-62.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £350k–£400k · 36 sales

Property Type Mix

Total: 36 sales

Terraced2.8%
Flat/maisonette97.2%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£75k£75k+0%1
Post-dot-com plateau2001–2004£78k£151k+94.8%2
Pre-crash peak2005–2007£173k£189k+9.7%2.3
GFC & correction2008–2009£250k£284k+13.6%1
Help-to-Buy recovery2013–2016£323k£435k+34.9%2
Brexit uncertainty2017–2018£485k£534k+10.1%1.5
Pandemic surge2020–2021£370k£580k+56.8%1
Rate-rise correction2022–2023£640k£435k-32%2
Current market2024–2025£680k£640k-5.9%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.8% alpha

Flat/maisonette+3.8% α
Local
9.4%
District
5.6%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position40

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
17.3 min walk
Haggerston

Nearby stations

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

46

Walkability score

243

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

7

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)19
Nearest car park312m
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 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: 1.7 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

23 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalMildmay Mission Hospital · 1.2 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

19

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Dove (480 m)

Nearest supermarketCo-op Food · 1.1 km
2 swimming pools2 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)

4

Cinemas (2km)

462m

Post office

Nearby shops

Acorn's302 m
EK Bakery438 m
Costcutter466 m
Green Island Whole Foods469 m

Nearby cafes

Haggerston Kiosk410 m
Katsute100 Broadway Market438 m
Third Culture Deli453 m
% Arabica455 m

Nearby restaurants

Mo' Mangio322 m
Bay's Fish Bar326 m
Koya Ko443 m
Sune452 m

Nearby pubs

The Dove480 m
The Perseverance480 m
Off Broadway487 m
The Virgin Queen500 m

Nearby gyms

Momentum Training481 m
Waking Dreams506 m
Queensbridge Sports & Community Centre577 m
Climbing District638 m

Nearby pharmacies

Clarks Healthcare503 m
Columbia Pharmacy975 m

Nearby health

London Fields Medical Centre481 m
Dental Beauty Dalston623 m
Whiston Road Surgery723 m
De Beauvoir Surgery725 m
Food hygiene (5-star)58% of 109

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

42

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

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

8/100

Velocity score

Future outlook

57.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,125m
Crossrail 2 route1,088m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,755 nationally

1,390

Est. population

25,525/km²

55%

Employed

45%

Degree educated

£39,200

Median income

7.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

21%
29%
20%
19%
Under 1821%
18–3429%
35–4920%
50–6419%
65+11%

Tenure

16%
62%
Own outright9%
Own (mortgage)12%
Private rent16%
Social rent63%
Shared ownership0%
Rent free0%

Ethnicity

28%
14%
31%
White British28%
White Other14%
Asian11%
Black31%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household58%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent63%
Private rent16%

vs. London

Income vs London-6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
79
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
4
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)
5
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)

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
FACTORY BUILDING, 163-175, FACTORY BUILDING, 163-175, HAGGERSTON ROAD, E8 4JA24 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
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 4SH

Full postcodeE8 4SH
Postcode districtE8
BoroughLondon Borough of Hackney
WardHaggerston
Latitude51.537388
Longitude-0.068411
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