Postcode E5 8FF 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 very high deprivation and average crime levels, with around 60.5 crimes per 1,000 residents per year, about 53% 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 0.2 miles away. There are 12 primary and 2 secondary schools in the area. There are 5 parks nearby, the closest large park is Hackney Downs.
Hackney Downs has a very high level of deprivation, ranked at position 4,560 out of 32,844 areas in the United Kingdom, placing it within the top 14% most deprived areas in England.
Hackney Downs has an average crime rate, with approximately 60.5 reported incidents per 1,000 population each year.
Approximately 64.0% 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.
Moderate noise level (65.0-69.9 dB) from rail, approximately 29 ft away from E5 8FF.
Hackney Downs near E5 8FF 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 0.2 miles away. There are 5 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.2 mi | 2 | Rectory Road | Overground | Walking directions to Rectory Road |
| 0.6 mi | 2 | Clapton | Overground | Walking directions to Clapton |
| 0.6 mi | 2 | Hackney Downs | Greater Anglia, Overground | Walking directions to Hackney Downs |
| 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 | West Hackney Recreational | Small | Walking directions to West Hackney Recreational |
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 46 recent sold properties in the last 18 months near E5 8FF.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 04 Nov 2025 | Flat 19, 4, Maple Path, London, E5 8FF | Flats | Leasehold | £530,000 | |
| 31 Oct 2025 | Flat 53, 4, Maple Path, London, E5 8FF | Flats | Leasehold | £545,000 | |
| 30 May 2025 | Flat 13, 4, Maple Path, London, E5 8FF | Flats | Leasehold | £660,000 | |
| 27 Feb 2026 | Flat 4, 1, Downs Road, London, E5 8QJ | Flats | Leasehold | £460,000 | |
| 21 Mar 2025 | Flat 11, 1, Downs Road, London, E5 8QJ | Flats | Leasehold | £360,000 |
In the E5 8FF postcode area, located within Hackney Downs, there are 12 primary and 2 secondary schools in close proximity.
15 nearby supermarkets & convenience stores within mi of E5 8FF
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.1 mi | Food Land | Shacklewell Lane, Hackney, N16 7RW | Walking directions to Food Land |
| 0.2 mi | Edi Food & Wine | 54 Evering Road, London, N16 7SR | Walking directions to Edi Food & Wine |
| 0.2 mi | Mercan Food Centre | 81-83 Evering Road, London, N16 7SJ | Walking directions to Mercan Food Centre |
| 0.2 mi | Kenninghall Food & Wine | 1 Kenninghall Road, London, E5 8BS | Walking directions to Kenninghall Food & Wine |
| 0.3 mi | Josh | Shacklewell Lane, Hackney, E8 2EB | Walking directions to Josh |
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 8FF, 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 8FF records about 61 crimes per 1,000 residents per year, which is a average crime rate for England: it scores 5 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 8FF 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 8FF, including Benthal Primary School (Good), The Boxing Academy AP Free School (Outstanding) and Al-Falah Primary School (Good). Ratings are from the latest Ofsted inspections.
The closest station to E5 8FF is Rectory Road in TfL zone 2, about 280 m away, serving the Overground line.
E5 8FF scores 9 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 4,560 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 8FF 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).