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AREA REPORT · HACKNEY E8

E8.

Hackney

E8 is an outcode in Hackney, covering the neighbourhoods of Dalston East, Amhurst Road & Pembury Estate, London Fields & Mare Street, Haggerston West & Kingsland Basin and Stoke Newington South. Over the last 12 months 258 properties changed hands — a median of £541k for flats (£8,505/sqm) and £1.28m for houses (£10,287/sqm). Housing stock peaks at EPC band C.

Recorded dwellings
18,766
residential addresses we hold records for
Across
4
sectors — see breakdown below
Sales
12 month
3 year
Flats
214
923
Houses
44
199
Recorded transactions across the area.
Median sale price
12 month
3 year
Flats
£541k
n = 214
£575k
n = 923
Houses
£1.28m
n = 44
£1.11m
n = 199
Median sale price across the window.
Median £/sqm
12 month
3 year
Flats
£8,505
n = 194
£8,661
n = 815
Houses
£10,287
n = 42
£10,000
n = 187
Typical price per square metre, where floor area is available.
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PRICE MATRIX
Sales by window, type, and floor area.
Headline price
Mean
Houses
▼Correcting
−34.5% vs 12m
−24.8% vs 3y
—£700k£1.40m£1.11m£1.28m£838k3Yn=19912Mn=446Mn=9
Flats
▼Sliding
−8.0% vs 12m
−13.4% vs 3y
—£315k£630k£575k£541k£498k3Yn=92312Mn=2146Mn=54
Bar height = median sale price. Tick = mean. Trend word reads the joint state of the 6m-vs-12m and 6m-vs-3y tiers.
Size-normalised — £ per sqm
Mean
Houses
▼Correcting
−15.1% vs 12m
−12.6% vs 3y
£0£6,000£12,000£10,000£10,287£8,7383Yn=18712Mn=426Mn=8
Flats
▼Sliding
−8.1% vs 12m
−9.8% vs 3y
£0£4,600£9,200£8,661£8,505£7,8133Yn=81512Mn=1946Mn=49
From EPC-matched floor area. Hatched bars mark windows where fewer than 60% of sales matched a certificate.
›Show numbers
Houses · 6m
Avg £
£983k
n=9
Median £
£838k
n=9
Avg £/sqm
£8,752
n=8
Median £/sqm
£8,738
n=8
Houses · 12m
Avg £
£1.29m
n=44
Median £
£1.28m
n=44
Avg £/sqm
£10,496
n=42
Median £/sqm
£10,287
n=42
Houses · 3y
Avg £
£1.28m
n=199
Median £
£1.11m
n=199
Avg £/sqm
£10,563
n=187
Median £/sqm
£10,000
n=187
Flats · 6m
Avg £
£538k
n=54
Median £
£498k
n=54
Avg £/sqm
£7,842
n=49
Median £/sqm
£7,813
n=49
Flats · 12m
Avg £
£570k
n=214
Median £
£541k
n=214
Avg £/sqm
£8,429
n=194
Median £/sqm
£8,505
n=194
Flats · 3y
Avg £
£597k
n=923
Median £
£575k
n=923
Avg £/sqm
£8,690
n=815
Median £/sqm
£8,661
n=815
PRICE + VOLUME · 25Y
Medians and monthly sales, 2001–present.
£158k£780k£1.4m20052010201520202025Median house · 12m smoothedMedian flat · 12m smoothedSales volume (monthly)
EPC · 25Y
Certificates issued, by band.
Median EPC score
73
Median potential
79
097419472010201520202025
A
B
C
D
E
F
G
COUNCIL TAX
Band distribution.
Column width shows the number of properties in each council tax band. Colour shows the composition within that band.
Flats/maisonettes
Band A
1,290
Flats/maisonettes
Band B
8,557
Flats/maisonettes
Band C
9,626
Flats/maisonettes
Terraced
Band D
8,557
Flats/maisonettes
Terraced
Band E
3,067
Terraced
Semi-detached
Band F
654
Terraced
Semi-detached
Band G
102
Band H
0
Band I
0
Flats/maisonettes
Terraced houses
Semi-detached houses
Detached houses
Bungalows
Other/unknown
Property type totals
Flats/maisonettes
26,657
83%
Terraced houses
4,606
14%
Semi-detached houses
328
1.0%
Detached houses
68
<1%
Bungalows
81
<1%
Other/unknown
245
<1%
AMENITIES
Transport access and schools.
Counts of public transport stop points and schools inside the outcode (or within ~100m of the boundary). Drill into a sector for the full stop-by-stop list.
Rail stations
6
Metro & tram
0
Bus & coach
0
Bus stops
120
Schools
13
SECTORS
Drill down to sector.
Drill in
Open the full report for any E8 sector.
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Continue with email
E8 3
Sales474
House£1.50m
Flat£625k
E8 1
Sales237
House£950k
Flat£533k
E8 2
Sales207
House£839k
Flat£525k
E8 4
Sales204
House£1.19m
Flat£550k
COVERAGE
Neighbourhoods and wards.
Neighbourhoods (MSOA)
10 · click column to sort
Dalston East
5,130
3,571
Amhurst Road & Pembury Estate
4,988
2,389
Dalston Kingsland
2,994
1,673
London Fields & Mare Street
2,918
1,553
Hackney Central
2,346
1,412
Haggerston East
2,430
1,344
De Beauvoir
2,396
1,145
Haggerston West & Kingsland Basin
1,026
520
Stoke Newington South
460
368
Newington Green
0
0
Wards
9 · click column to sort
London Fields
7,118
4,191
Hackney Central
6,244
3,693
Dalston
5,761
3,572
Haggerston
2,694
1,430
Shacklewell
2,256
892
De Beauvoir
252
94
Homerton
130
82
Victoria
233
21
Mildmay
0
0
NEARBY OUTCODES
Nearby outcodes.
E2
Tower Hamlets
£926K MEDIAN
E9
Hackney
£892K MEDIAN
N16
Hackney
£1.33M MEDIAN
E5
Hackney
£1.26M MEDIAN
N1
Islington
£1.79M MEDIAN
N5
Islington
£1.81M MEDIAN
FAQ

E8 property data — common questions

What is the average house price in Hackney (E8)?
Over the last 12 months the median house sale price in E8 (Hackney) was £1.28m, with an average of £1.29m, from 44 recorded sales (HM Land Registry).
How much do flats cost in E8?
The median flat sale price in E8 over the last 12 months was £541k (about £8,505 per square metre), from 214 recorded sales.
What is the price per square metre in E8?
Typical sale prices per square metre in E8 are £10,287 for houses and £8,505 for flats, where floor area is recorded on the energy certificate.
What EPC rating do homes in E8 have?
Homes in E8 most commonly hold EPC band C, with a median current energy-efficiency score of 73 (a potential of 79 after improvements).
How many properties sold in E8 in the last year?
258 properties were sold in E8 over the last 12 months, and 1,122 over the last three years (HM Land Registry Price Paid data).
REFRESHED 13 JUN 2026 ·DATA & SOURCES