Aldersgate · City of London · Cities of London and Westminster constituency · 51.52129, -0.09553

EC2Y 8AH— Aldersgate, City of London

Location and area intelligence for EC2Y 8AH, Aldersgate, City of London

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 73/100Transport 63/100Yield 3.99%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
74
Safety
73
Schools
100
Transport
63
Environment
43
Investment
50

The bottom line

EC2Y 8AH offers exceptional schools (100% Good/Outstanding) and low crime at £650,000 median — a strong choice for Families.

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Location

EC2Y 8AH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+25.0% vs London avg
vs London income+12.4% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for EC2Y 8AH

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

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Postcode Personality

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

“High-connectivity investment target”

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How EC2Y 8AH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

City of London Primary Academy, Islington

Outstanding · Inspected Nov 2019 · 3 min walk

KS2: 106.9

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 10 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 24 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.3 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 846.2%

-85% vs borough

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

Crime by type

Other35%
Drug offences17%
Violence & sexual offences15%
Burglary12%
Theft10%
Anti-social behaviour7%
Robbery3%
Vehicle crime1%

Stop & search

0.6

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: Shoreditch Fire Station · 916m

Crime is +17% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£650,000

Median sale price

Above London median by 25%

£650,000 is 25% above the London median (£520,000)

-13.1%

This year

Flat

Dominant type

Price history

5-year change
+5.0%
Sales (24 months)5
New build0.0%
Avg flat£650,000
Price per m²£9,615/m²
Price per ft²£893/ft²
Avg floor area67.8 m²

EPC breakdown

B
11%
C
41%
D
6%
E
2%

Based on 60 properties · Confidence: high

Street mix

Flat 99%Other 1%

LHA rates — Central London

Shared room£830/mo
1 bedroom£1440/mo
2 bedrooms£1794/mo
3 bedrooms£2160/mo
4 bedrooms£3060/mo

Stamp duty

Standard buyer£20,000
First-time buyerFTB
£20,000
Additional propertyBTL/2nd
£39,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.8×

Price-to-income

£3,252/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£169,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,232
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+4.9%

Total change

+286%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.8%

per year

Acceleration

+0.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 175 sales

Property Type Mix

Total: 175 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£165k£230k+39.7%25.2
Post-dot-com plateau2001–2004£248k£300k+21.2%8.5
Pre-crash peak2005–2007£291k£415k+42.6%3.3
GFC & correction2008–2012£560k£483k-13.8%2.4
Help-to-Buy recovery2014–2016£823k£708k-14%1.7
Brexit uncertainty2017–2017£690k£690k+0%2
Pandemic surge2021–2021£619k£619k+0%4
Rate-rise correction2023–2023£689k£689k+0%1
Current market2024–2025£660k£635k-3.8%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.9%
District
4.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Barbican Underground StationMetropolitan line
2.4 min walk
Barbican

Nearby stations

Barbican Underground StationMetropolitan · Hammersmith & City
3 min walk
BarbicanNational Rail
3 min walk
Moorgate Underground StationCircle · Hammersmith & City
8 min walk
Farringdon Underground StationHammersmith & City · Circle
8 min walk
FarringdonElizabeth line
8 min walk
No bus stops within 400m

78

Walkability score

560

Footpaths (500m)

43

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge27 min ↓
Victoria39 min ↑
Waterloo35 min ↓
Canary Wharf33 min ↓
City ★22 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

8

Car parks (800m)

13

EV chargers (800m)

Nearest car park322m
Santander docks (800m)43
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Saffron Hill Car Park· yes
795m
🅿️
Clere Street Car Park· yes
799m

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: 40.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 50% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 6.3 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

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield853.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

REPRODUCTIVE AND SEXUAL HEALTH SERVICES

SEXUAL HEALTH CENTRE, 4-5 BURRELL ST, SE1 0UN

22 min walk

0

GPs within 1km

17

Dentists within 1km

Nearest hospitalCRGH · 434 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

173

Parks (1km)

119

Restaurants (800m)

57

Cafes (800m)

8

Pubs (400m)

3

Pharmacies (800m)

15

Gyms (1km)

24

Sports (1km)

7

Convenience

Nearest supermarketGeranium · 182 m
4 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

1

Nightclubs

9

Late-night venues

C
883 licensed premises in borough538 late-night refreshment licencesHome Office 2023/24

2

Libraries (1km)

9

Cinemas (2km)

161m

Post office

Nearby shops

Tesco Express171 m
Snak Express197 m
Barbican Greengrocers199 m
Barbican Newsagents219 m

Nearby cafes

Gategrill Café160 m
h.o.m.e171 m
Giddy Up Coffee184 m
Beech Street Cinema Cafe186 m

Nearby restaurants

Pasta Così145 m
Venezia Bacaro147 m
Vecchio Parioli164 m
Charles Artisan Bakery164 m

Nearby pubs

The Shakespeare113 m
Neo192 m
The Sutton Arms194 m
Two Brewers229 m

Nearby gyms

Nuffield Health Fitness & Wellbeing102 m
Golden Lane Leisure Centre155 m
Golden Lane Pool155 m
Virgin Active405 m

Nearby pharmacies

Chauhan S Chemist227 m
Portmans Pharmacy253 m
Apex Pharmacy613 m
Superdrug774 m

Nearby health

St. Pancras Clinical Research86 m
Nuffield Health Barbican Medical Centre121 m
Malmin Dental170 m
Malmin Orthodontics Barbican171 m
Food hygiene (5-star)74% of 403

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)
18

High street

A

High street health

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,159London avg: £1,950/mo
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score55/100
Right-to-buy sales (5yr)Owner-occupier growth signal18
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+19.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

83.2

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route2,853m
Crossrail 2 route1,411m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,913 nationally

1,613

Est. population

30,000/km²

66%

Employed

70%

Degree educated

£47,200

Median income

1.8%

Claimant rate

Inner cityVery high densityYoung professionals

38

Community stability

Age profile

28%
23%
24%
18%
Under 188%
18–3428%
35–4923%
50–6424%
65+18%

Tenure

23%
14%
33%
30%
Own outright23%
Own (mortgage)14%
Private rent33%
Social rent30%
Rent free0%

Ethnicity

51%
24%
White British51%
White Other24%
Asian10%
Black4%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional62%
Routine / semi-routine9%
No car household81%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent33%
Social rent30%

vs. London

Income vs London+12.4%
Price vs London+25.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
195
Live planning apps (800m)
53
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
16
Major developments (800m)
0
Planning apps (12 months)
35
Planning apps (3 years)
10
Local approval rate
57%
Borough approval rate
78%
Opportunity area
No
Central activities zone
Yes
CIL rate (residential)
£0/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
13
Largest scheme
284 homes · Milton Court, Milton Court, Silk Street, EC2Y 9BJ
Pipeline pressure
LOW

Named schemes (500m)

Site Bounded By 34-38, 39-41, 45-47 & 57B Little Britain & 20, 25, 47, 48-50, 51-53, 59, 60, 61, 61A & 62 Bartholomew Close, London EC1, Bartholomew Close, EC1231 homes
completed
Tennis Courts, Goswell Road, and Tennis Courts, Goswell Road, London, EC1V 7EX174 homes
completed
Bernard Morgan House, 43, Bernard Morgan House, 43, Golden Lane, London, EC1Y 0RS99 homes
completed
Roman House, Roman House, Wood Street, EC2V 7JB90 homes
completed
160 & 171-176, 160 & 171-176, ALDERSGATE STREET, EC1A 4HB81 homes
completed

Politics

Local councillors and MP

MP
Rachel Blake (Labour (Co-op))
MP majority
2,708
Constituency
Cities of London and Westminster

Stamp Duty & Affordability Calculator

Stamp duty on median price (£650,000)

£20,000

Standard buyer

£20,000

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for EC2Y 8AH

Full postcodeEC2Y 8AH
Postcode districtEC2Y
Local authorityCity and County of the City of London
WardAldersgate
Latitude51.521286
Longitude-0.095529
Parliamentary constituencyCities of London and Westminster
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