Postcode E5 8QH is located in a major urban area, within the Hackney Downs area of Hackney in the London region, and forms part of the Hackney Downs area. It has high deprivation and very high crime levels, with around 154.2 crimes per 1,000 residents per year, roughly 1.2× the London average of 130 per 1,000. The average income per household in Hackney Downs is £64,996 per year. The median sale price in Hackney Downs is £575,000 (around £835 per square foot), with typical sale prices between £457,225 and £725,625. The nearest station is Rectory Road, about 0.2 miles away. There are 12 primary and 3 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 10,496 out of 32,844 areas in England, placing it within the top 32% most deprived areas in England.
Hackney Downs has a very high crime rate, with approximately 154.2 reported incidents per 1,000 population each year.
Approximately 52.0% 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 289 ft away from E5 8QH.
Hackney Downs near E5 8QH 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 |
| 0.5 mi | 2 | Hackney Downs | Greater Anglia, Overground | Walking directions to Hackney Downs |
| 0.5 mi | 2 | Clapton | Overground | Walking directions to Clapton |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.2 mi | Hackney Downs | Large | Walking directions to Hackney Downs |
| 0.5 mi | Stoke Newington Common | Medium | Walking directions to Stoke Newington Common |
| 0.4 mi | Clapton Pond | Small | Walking directions to Clapton Pond |
Based on 86 recent sales, the median property price is £575,000 (about £835 per square foot) in Hackney Downs area, with individual transactions ranging from £154,000 up to £1,800,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Terraced | 15 | £1,500,000 | £864 |
| Semi-Detached | 1 | £820,000 | £856 |
| Flats | 70 | £515,250 | £833 |
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 | £1,256,500 |
| 2026 | £515,250 | £1,550,000 |
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 | £851 |
| 2026 | £834 | £728 |
There were 32 recent sold properties in the last 18 months near E5 8QH.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 27 Feb 2026 | Flat 4, 1, Downs Road, London, E5 8QJ | Flats | Leasehold | £460,000 | |
| 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 | |
| 05 Aug 2026 | 53, The Beckers, Rectory Road, London, N16 7QU | Terraced | Freehold | £635,000 |
In the E5 8QH postcode area, located within Hackney Downs, there are 12 primary and 3 secondary schools in close proximity.
Ratings include official Ofsted judgements and Area360 summaries of inspection grades. Open a school’s inspection details to see the full breakdown.
| Distance | Phase | Name | Type | Rating | Links |
|---|---|---|---|---|---|
| 0.2 mi | Primary | Benthal Primary School | Community school | Ofsted rating. Inspected 20 Jun 2023. | |
Benthal Primary School ratingOfsted four-point inspection gradesInspected 20 Jun 2023
| |||||
| 0.2 mi | Not applicable | The Boxing Academy AP Free School | Free schools alternative provision | Area360 rating. Inspected 4 Feb 2025. | |
The Boxing Academy AP Free School ratingOfsted four-point inspection gradesInspected 4 Feb 2025
| |||||
| 0.2 mi | Primary | Nightingale Primary School | Community school | Ofsted rating. Inspected 8 Jun 2023. | |
Nightingale Primary School ratingOfsted four-point inspection gradesInspected 8 Jun 2023
| |||||
15 nearby supermarkets & convenience stores within 0.5 mi of E5 8QH
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.2 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 | Kenninghall Food & Wine | 1 Kenninghall Road, London, E5 8BS | Walking directions to Kenninghall Food & Wine |
| 0.3 mi | Mercan Food Centre | 81-83 Evering Road, London, N16 7SJ | Walking directions to Mercan Food Centre |
| 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 8QH, 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 8QH records about 154 crimes per 1,000 residents per year, which is a very high crime rate for England: it scores 10 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 anti-social behaviour, theft from the person and violence and sexual offences.
The median sale price around E5 8QH in Hackney Downs is £575,000 (about £835 per square foot) based on 86 registered sales according to HM Land Registry data.
There are 20 schools close to E5 8QH, including Benthal Primary School (Good), The Boxing Academy AP Free School (Outstanding) and Nightingale Primary School (Good). Ratings are official Ofsted judgements or Area360 summaries of the latest available inspection grades.
The closest station to E5 8QH is Rectory Road in TfL zone 2, about 389 m away, serving the Overground line.
E5 8QH scores 7 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 10,496 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 8QH 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).