Postcode E5 8RL is located in a major urban area, within the Hackney Downs area of Hackney in the London region, and forms part of the Stoke Newington East & Cazenove area. It has high deprivation and low crime levels, with around 54.5 crimes per 1,000 residents per year, about 58% below the London average of 130 per 1,000. The average income per household in Stoke Newington East & Cazenove is £79,867 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 Clapton, about 0.2 miles away. There are 9 primary and no secondary schools in the area. There is 1 park nearby, the closest medium park is Stoke Newington Common.
Stoke Newington East & Cazenove has a high level of deprivation, ranked at position 12,525 out of 32,844 areas in England, placing it within the top 38% most deprived areas in England.
Stoke Newington East & Cazenove has a low crime rate, with approximately 54.5 reported incidents per 1,000 population each year.
Approximately 18.4% of homes on this street are social housing provided by a local council or housing association. Across the surrounding area, around 24.0% of dwellings are socially rented.
The average income per household in Stoke Newington East & Cazenove is £79,867 per year.
No significant noise sources from railways or roads near E5 8RL.
Stoke Newington East & Cazenove near E5 8RL has no flood risk (less than 0.1% chance of a flood each year) from rivers and sea.
The nearest station is Clapton located about 0.2 miles away. There are 4 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.2 mi | 2 | Clapton | Overground | Walking directions to Clapton |
| 0.4 mi | 2 | Rectory Road | Overground | Walking directions to Rectory Road |
| 0.5 mi | 2 | Stoke Newington | Overground | Walking directions to Stoke Newington |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.3 mi | Stoke Newington Common | Medium | Walking directions to Stoke Newington Common |
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 50+ recent sold properties in the last 18 months near E5 8RL.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 04 Aug 2025 | 41, Narford Road, London, E5 8RJ | Terraced | Freehold | £1,100,000 | |
| 15 Aug 2025 | 26, Geldeston Road, London, E5 8RQ | Terraced | Freehold | £1,230,000 | |
| 30 Jul 2025 | 60, Narford Road, London, E5 8RD | Flats | Leasehold | £492,000 | |
| 12 Sept 2025 | Flat 9, Epping House, Charnwood Street, London, E5 8SW | Flats | Leasehold | £355,000 | |
| 01 Apr 2026 | Flat 3, 71, Reighton Road, London, E5 8SQ | Flats | Leasehold | £485,000 |
In the E5 8RL postcode area, located within Stoke Newington East & Cazenove, there are 9 primary and 0 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 |
|---|---|---|---|---|---|
| 0.1 mi | Primary | Northwold Primary School | Academy converter | Area360 rating. Inspected 10 Dec 2024. | |
Northwold Primary School ratingOfsted four-point inspection gradesInspected 10 Dec 2024
| |||||
| 0.2 mi | Not applicable | Ohr Emes | Other independent school | Ofsted rating. Inspected 29 Jul 2025. | |
Ohr Emes ratingOfsted four-point inspection gradesInspected 29 Jul 2025
| |||||
| 0.2 mi | Not applicable | Talmud Torah Yetev Lev | Other independent school | Area360 rating. Inspected 27 Jan 2026. | |
Talmud Torah Yetev Lev ratingOfsted report cardInspected 27 Jan 2026
| |||||
15 nearby supermarkets & convenience stores within 0.5 mi of E5 8RL
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.2 mi | Tesco Express | 87 Upper Clapton Road, London, E5 9BU | Walking directions to Tesco Express |
| 0.2 mi | World Foods k-superstore | Upper Clapton Road, Hackney, E5 9JY | Walking directions to World Foods k-superstore |
| 0.2 mi | Star Food Centre | Southwold Road, Hackney, E5 9PY | Walking directions to Star Food Centre |
| 0.3 mi | Kenninghall Food & Wine | 1 Kenninghall Road, London, E5 8BS | Walking directions to Kenninghall Food & Wine |
| 0.3 mi | Edi Food & Wine | 54 Evering Road, London, N16 7SR | Walking directions to Edi Food & Wine |
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 8RL, 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 8RL records about 55 crimes per 1,000 residents per year, which is a low crime rate for England: it scores 4 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, violence and sexual offences and drugs.
The median sale price around E5 8RL 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 8RL, including Northwold Primary School (Outstanding), Ohr Emes (Requires improvement) and Talmud Torah Yetev Lev (Inadequate). Ratings are official Ofsted judgements or Area360 summaries of the latest available inspection grades.
The closest station to E5 8RL is Clapton in TfL zone 2, about 392 m away, serving the Overground line.
E5 8RL scores 7 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 12,525 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 8RL 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).