Cripplegate · City of London · Cities of London and Westminster constituency · 51.51882, -0.09113

EC2Y 8BN— Cripplegate, City of London

Location and area intelligence for EC2Y 8BN, Cripplegate, City of London

City living at its best

 

Top 5% LondonSchools 100%Safety 49/100Transport 87/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Commuters, Young professionals

Compare areas

Well-connected — strong transport access

Liveability
81
Safety
49
Schools
90
Transport
87
Environment
43
Investment
51

The bottom line

EC2Y 8BN offers exceptional schools (100% Good/Outstanding) and good transport links — a strong choice for Commuters and Young professionals.

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how EC2Y 8BN scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how EC2Y 8BN meets your needs.

Location

EC2Y 8BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+12.4% vs London avg
vs London crime+246.0% vs London avg

Deep-dive guides for EC2Y 8BN

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare EC2Y 8BN with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🍕 Buzzing

“City living at its best”

Share:WhatsAppShare on X

How EC2Y 8BN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Prior Weston Primary School and Children's Centre

Good · Inspected Sept 2022 · 4 min walk

KS2: 102.6

—

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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

224.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 314.7%

-55% 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

Other55%
Violence & sexual offences12%
Theft11%
Drug offences7%
Anti-social behaviour5%
Robbery4%
Burglary3%
Vehicle crime2%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Dowgate Fire Station · 980m

Crime is +246% 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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£9,215/m²
Price per ft²£856/ft²
Avg floor area81.6 m²

EPC breakdown

B
1%
C
8%
D
12%
E
4%
F
1%

Based on 26 properties · Confidence: medium

Street mix

Flat 100%

LHA rates — Central London

Shared room£830/mo
1 bedroom£1440/mo
2 bedrooms£1794/mo
3 bedrooms£2160/mo
4 bedrooms£3060/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£204,000
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
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,232
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.2%

Total change

+551%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.4%

per year

Acceleration

-39.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £175k–£200k · 100 sales

Property Type Mix

Total: 100 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£119k£245k+105.9%5
Post-dot-com plateau2001–2004£298k£363k+21.7%5
Pre-crash peak2005–2007£388k£483k+24.7%5
GFC & correction2008–2012£840k£536k-36.2%2.2
Help-to-Buy recovery2013–2016£573k£820k+43.2%2.2
Brexit uncertainty2017–2019£958k£725k-24.3%2
Pandemic surge2020–2020£1.15m£1.15m+0%1
Rate-rise correction2022–2023£805k£710k-11.8%2.5
Current market2024–2026£895k£775k-13.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.2%
District
7.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
Moorgate Underground StationMetropolitan line
1.4 min walk
Moorgate→ Moorgate
0 min

Nearby stations

MoorgateNational Rail
2 min walk
Moorgate Underground StationCircle · Hammersmith & City
3 min walk
Barbican Underground StationMetropolitan · Hammersmith & City
6 min walk
Liverpool Street Underground StationCircle · Hammersmith & City
7 min walk
St. Paul's Underground StationCentral
8 min walk
5 bus routes · 10 stops within 400m · 39 buses/hr peak

88

Walkability score

637

Footpaths (500m)

39

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge17 min ↓
Victoria25 min ↓
Waterloo25 min ↓
Canary Wharf28 min ↓
City ★9 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

6

Car parks (800m)

7

EV chargers (800m)

Nearest car park232m
Santander docks (800m)39
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
740m

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: 52%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 6.4 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

URGENT CARE CENTRE

UCC GUYS HOSPITAL, GREAT MAZE POND, SE1 9RT

22 min walk

0

GPs within 1km

31

Dentists within 1km

Nearest hospitalSt Bartholomew's Hospital · 637 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

172

Parks (1km)

186

Restaurants (800m)

68

Cafes (800m)

9

Pubs (400m)

3

Pharmacies (800m)

22

Gyms (1km)

38

Sports (1km)

3

Convenience

Nearest supermarketWaitrose · 392 m
4 tennis courts2 swimming pools10 sports halls

Nightlife (500m)

2

Nightclubs

11

Late-night venues

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

2

Libraries (1km)

7

Cinemas (2km)

755m

Post office

Nearby shops

4 Convenience193 m
Tesco Express251 m
Co-op On The Go375 m
Charles Artisan Bread Cafe393 m

Nearby cafes

Pain Quotidien95 m
Notes98 m
Costa155 m
Barbican Kitchen169 m

Nearby restaurants

Spagbowl90 m
The Cuban91 m
Bad Egg94 m
Pham Sushi110 m

Nearby pubs

The Refinery97 m
Wood Street126 m
Keats at the Globe206 m
The Globe208 m

Nearby gyms

Pure Ride59 m
Nuffield Health Fitness & Wellbeing140 m
Light Centre Moorgate261 m
PureGym290 m

Nearby pharmacies

Portmans Pharmacy346 m
Superdrug616 m
Chauhan S Chemist636 m
Apex Pharmacy762 m

Nearby health

Nuffield Health Fitness & Wellbeing139 m
City Dental Clinic237 m
Smilepod - Moorgate244 m
ODL Dental Clinic263 m
Food hygiene (5-star)82% of 579

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

51

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
3.3% (average)London avg: 3.8%Below average yield — bottom 54%
Gentrification score66/100
Right-to-buy sales (5yr)Owner-occupier growth signal18
Sales last 12 months1

Rental market

Very High

Demand

Very 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

78.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score38/100
Bakerloo Extension route2,637m
Crossrail 2 route1,807m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,203 nationally

1,384

Est. population

6,686/km²

68%

Employed

84%

Degree educated

£47,200

Median income

0.5%

Claimant rate

Urban coreMedium densityYoung professionals

38

Community stability

Age profile

29%
22%
22%
20%
Under 188%
18–3429%
35–4922%
50–6422%
65+20%

Tenure

34%
18%
44%
Own outright34%
Own (mortgage)18%
Private rent44%
Social rent3%
Shared ownership0%

Ethnicity

53%
25%
13%
White British53%
White Other25%
Asian13%
Black1%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional76%
Routine / semi-routine2%
No car household70%
Unemployed3%
No qualifications2%

Housing tenure (Census 2021)

Private rent44%
Social rent3%

vs. London

Income vs London+12.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
280
Live planning apps (800m)
50
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
14
Major developments (800m)
0
Planning apps (12 months)
40
Planning apps (3 years)
11
Local approval rate
70%
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)

Milton Court, Milton Court, Silk Street, EC2Y 9BJ284 homes
completed
Roman House, Roman House, Wood Street, EC2V 7JB90 homes
completed
Frobisher Crescent, Frobisher Crescent, Barbican, EC2Y 8HA69 homes
completed
BLOCKS H & K, PEABODY ESTATE, BLOCKS H & K, PEABODY ESTATE27 homes
completed
Finsbury Tower, 103 - 105, Bunhill Row, London25 homes
completed

Politics

Local councillors and MP

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

Live in EC2Y 8BN? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for EC2Y 8BN.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Similar postcodes

Frequently asked questions

📍 Track EC2Y 8BN

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for EC2Y 8BN

Full postcodeEC2Y 8BN
Postcode districtEC2Y
Local authorityCity and County of the City of London
WardCripplegate
Latitude51.518822
Longitude-0.091135
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