Postcode E5 8BY is located in a major urban area, within the Hackney Downs ward of Hackney in the London region, and forms part of the Hackney Downs area. It has high deprivation and high crime levels, with around 78.2 crimes per 1,000 residents per year, about 40% below the London average of 130 per 1,000. The average income per household in Hackney Downs is £64,996 per year. The nearest station is Rectory Road, about 0.3 miles away. There are 10 primary and 2 secondary schools in the area. There are 5 parks nearby, the closest large park is Hackney Downs.
Hackney Downs has a high level of deprivation, ranked at position 8,792 out of 32,844 areas in the United Kingdom, placing it within the top 27% most deprived areas in England.
Hackney Downs has a high crime rate, with approximately 78.2 reported incidents per 1,000 population each year.
Approximately 52.9% of homes on this street are social housing provided by a local council or housing association. Across the surrounding area, around 44.5% of dwellings are socially rented.
The average income per household in Hackney Downs is £64,996 per year.
No significant noise sources from railways or roads near E5 8BY.
Hackney Downs near E5 8BY has no flood risk (less than 0.1% chance of a flood each year) from rivers and sea.
The nearest station is Rectory Road located about 0.3 miles away. There are 5 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.3 mi | 2 | Rectory Road | Overground | Walking directions to Rectory Road |
| 0.3 mi | 2 | Clapton | Overground | Walking directions to Clapton |
| 0.7 mi | 2 | Stoke Newington | Overground | Walking directions to Stoke Newington |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.3 mi | Hackney Downs | Large | Walking directions to Hackney Downs |
| 0.4 mi | Stoke Newington Common | Medium | Walking directions to Stoke Newington Common |
| 0.3 mi | Clapton Pond | Small | Walking directions to Clapton Pond |
Based on 88 recent sales, the median property price is £562,500 (about £865 per square foot) in Hackney Downs area, with individual transactions ranging from £154,000 up to £2,650,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Semi-Detached | 2 | £1,735,000 | £646 |
| Terraced | 13 | £1,230,000 | £886 |
| Flats | 73 | £515,500 | £863 |
Sale price
| Year | Flats | Terraced |
|---|---|---|
| 2016 | £431,000 | £1,050,000 |
| 2017 | £487,750 | £1,100,000 |
| 2018 | £475,000 | £1,232,000 |
| 2019 | £500,000 | £1,075,000 |
| 2020 | £555,000 | £1,100,000 |
| 2021 | £520,000 | £1,207,500 |
| 2022 | £525,000 | £1,177,500 |
| 2023 | £577,500 | £1,255,000 |
| 2024 | £550,000 | £925,000 |
| 2025 | £543,750 | £1,263,000 |
| 2026 | £515,250 | £1,280,000 |
Price per sq ft
| Year | Flats | Terraced |
|---|---|---|
| 2016 | £670 | £774 |
| 2017 | £723 | £631 |
| 2018 | £703 | £680 |
| 2019 | £774 | £584 |
| 2020 | £816 | £691 |
| 2021 | £727 | £681 |
| 2022 | £762 | £740 |
| 2023 | £777 | £713 |
| 2024 | £804 | £836 |
| 2025 | £798 | £845 |
| 2026 | £833 | £1,051 |
There were 50+ recent sold properties in the last 18 months near E5 8BY.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 02 Oct 2025 | 24, Monteagle Way, London, E5 8PH | Flats | Leasehold | £242,000 | |
| 26 Aug 2025 | 26, Monteagle Way, London, E5 8PH | Flats | Leasehold | £154,000 | |
| 19 Jun 2026 | 106, Rendlesham Road, London, E5 8PA | Semi-Detached | Freehold | £820,000 | |
| 26 Aug 2025 | 93, Monteagle Way, London, E5 8JF | Flats | Leasehold | £230,000 | |
| 18 Sept 2025 | Flat 50, Rogate House, 8, Muir Road, London, E5 8QS | Flats | Leasehold | £283,880 |
In the E5 8BY postcode area, located within Hackney Downs, there are 10 primary and 2 secondary schools in close proximity.
13 nearby supermarkets & convenience stores within mi of E5 8BY
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0 mi | Kenninghall Food & Wine | 1 Kenninghall Road, London, E5 8BS | Walking directions to Kenninghall Food & Wine |
| 0.2 mi | Edi Food & Wine | 54 Evering Road, London, N16 7SR | Walking directions to Edi Food & Wine |
| 0.3 mi | Tasty's Supermarket | 237 Lower Clapton Road, London, E5 8EG | Walking directions to Tasty's Supermarket |
| 0.3 mi | Stop-N-Go | 235 Lower Clapton Road, London, E5 8EG | Walking directions to Stop-N-Go |
| 0.3 mi | Mercan Food Centre | 81-83 Evering Road, London, N16 7SJ | Walking directions to Mercan Food Centre |
Annual council tax rates for Hackney district.
Council tax bands are based on the value of your property. Most homes fall into bands A to D.
Elected local representatives for E5 8BY, including ward councillors and the local member of parliament.
Alastair Binnie-Lubbock
Hackney Downs - Elected 7 May 2026
Dylan Law
Hackney Downs - Elected 7 May 2026
Laura-Louise Fairley
Hackney Downs - Elected 7 May 2026
Diane Abbott
Hackney North and Stoke Newington - Elected 4 Jul 2024
The area around E5 8BY records about 78 crimes per 1,000 residents per year, which is a high crime rate for England: it scores 7 out of 10 on the Area360 crime scale, where 10 is the highest crime level. Across London as a whole the rate is about 130 per 1,000. The most common offences locally are violence and sexual offences, anti-social behaviour and theft from the person.
The median sale price around E5 8BY in Hackney Downs is £562,500 (about £865 per square foot) based on 88 registered sales according to HM Land Registry data.
There are 20 schools close to E5 8BY, including Al-Falah Primary School (Good), The Boxing Academy AP Free School (Outstanding) and St Scholastica's Catholic Primary School (Good). Ratings are from the latest Ofsted inspections.
The closest station to E5 8BY is Rectory Road in TfL zone 2, about 407 m away, serving the Overground line.
E5 8BY scores 8 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 8,792 of 32,844 in England on the official Index of Multiple Deprivation (rank 1 is the most deprived).
The Member of Parliament for Hackney North and Stoke Newington covering E5 8BY is Diane Abbott (Labour Party), elected at the 2024 general election. The area is represented by 3 local councillors: Alastair Binnie-Lubbock (Green Party), Dylan Law (Green Party) and Laura-Louise Fairley (Green Party).