Neighbourhood Report
Hackney
London · E5, E8, E9. London's most-gentrified outer-zone borough. Coffee, canals, and the Overground. Capital growth over yield.
Overall Score
7.5/10
Investment8/10
Connectivity8/10
Livability8/10
Family7/10
Future Growth8/10
Value for Money6/10
Investment & Pricing
Price / sqft
£620–£850
Total Price Range
£420k – £1800k
YoY Price Change
+2.2%
Transactions / yr
1,640
Rental Yield
4.2%–5.5%
Service Charge /sqft/yr
£10–£18
Demand
Very High
3-Yr Appreciation Est.
+9%
Schools & Safety
Gayhurst Community School
Primary
Mossbourne Community Academy
Secondary
Crime vs national avg+18% higher
Transport & Location
Transport Score8/10
TfL ZoneZone 2
Commute to Central London18 min
Links
OvergroundCentral Line (Bethnal Green)Elizabeth Line nearby
Amenities
Broadway MarketLondon FieldsVictoria ParkHackney Empire
Strengths
- Still a gentrification story with legs
- Elizabeth Line uplift
- Young professional magnet
Weaknesses
- Crime remains above national average
- Yields compressed vs outer zones
Compared to UK Average
Price/sqft
+93%
vs UK avg £380
Yield
-0.6pp
vs UK avg 5.4%
YoY Growth
+0.4pp
vs UK avg 1.8%
Transport
8/10
vs UK avg 5.8
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Data updated April 2026