October 2026 report
Area reports · London · Hackney
London · Local authority district

Hackney

How Hackney compares with the 316 districts of England and Wales on prices, market activity, people, homes, transport and safety, from the same data our valuations use.

Price per m²
£9,063
-2.9% on the year
HPAI Property Index
65/100
Ranked 31st of 316 districts
Sales a month
127
-38% on the year
Recorded crime
115 per 1,000
Median district 71

HPAI Swatch

Select a tile to see the figure behind it

Top row: how things areBottom row: which way they are moving
Band1 low8 high (always best)

Price per m²

£9,063/m²

Median price per square metre over the last 12 months, all property types.

Band 8/8Score 20/20 Weight in the index 15%

Areas alike

Districts with the most similar character to Hackney: price level, sales, energy efficiency, density, rail use, crime and carbon, from the HPAI Swatch. Useful if you like this area but want to compare options.

Islington
97% alike
Same band for price, sales, energy efficiency, density
Westminster
94% alike
Same band for price, sales, energy efficiency, density
Camden
92% alike
Same band for price, density, rail use, crime
Less energy-efficient homesSmaller market: 112 sales a month
Hammersmith and Fulham
92% alike
Same band for price, sales, density, rail use
Less energy-efficient homes
Tower Hamlets
91% alike
Same band for price, energy efficiency, density, rail use
Busier market: 152 sales a monthLower crime: 101 per 1,000
Newham
91% alike
Same band for energy efficiency, density, rail use, carbon
Cheaper: £5,928/m²Smaller market: 110 sales a month

Alike but cheaper

Similar character, at least 15% lower price per m² than Hackney's £9,063

Newham
92% alike
Same band for energy efficiency, density, rail use, carbon
Cheaper: £5,928/m²Smaller market: 110 sales a month
Tower Hamlets
90% alike
Same band for price, energy efficiency, density, rail use
Busier market: 152 sales a monthLower crime: 101 per 1,000
Greenwich
88% alike
Same band for price, energy efficiency, density, rail use
Busier market: 164 sales a monthLower crime: 87 per 1,000Prices rising there (+1.2%)
Hounslow
87% alike
Same band for price, sales, energy efficiency, density
Lower crime: 85 per 1,000Fewer rail journeys

Buying costs

At today's 5.36% five-year fixed mortgage rate (August 2026), a typical flat in Hackney (£550,000) costs about £2,499 a month with a 25% deposit over 25 years. With inflation at 3.1%, prices are down 5.9% on the year in real terms.

Market conditions

Latest published, August 2026

5.36%5-year fixed mortgage rate (75% loan-to-value, Bank of England) +0.50 points on a year ago
3.1%Inflation (CPI, ONS) 3.8% a year ago

Repayment calculator

Starts from the median price of each property type in Hackney (last 12 months). Change any figure.

£2,499a month
Loan
£412,500
Deposit
£137,500
Total interest
–
Income lenders may look for (4.5×)
–

A guide only: repayment mortgage at a fixed rate for the whole term; lenders' rates, fees and criteria vary.

Prices

Homes in Hackney sell for £9,063 per m² (12-month median, all property types), 16% above the London median. Prices fell 2.9% over the last year.

Price per m², last 10 years

12-month median, all property types, against the region and the median district in England and Wales

By property type

Last 12 months

Type£/m²YearMedian price
DetachedToo few sales
Semi-detached11,801 -9.7%£1,300,000
Terraced9,542 -11.6%£635,000
Flat9,143 -0.5%£550,000

Market

About 1,517 homes sold in the last 12 months, 82% of them flats. Activity is down 38% on a year ago.

Sales a month

Open-market sales registered with HM Land Registry; the line is the 12-month average

What sells

Sales by property type, last 12 months

People & homes

271,193 people live in Hackney, 14,240 per km² across 19.0 km². The population changed by +0.9% in the last year.

Population

ONS mid-year estimates (projected after the latest year)

Homes and energy

Energy Performance Certificates and ONS

70Average EPC scoreBand 8 of 8
2.5 tCO₂ a home a yearBand 8 of 8
14,240Residents per km²Band 8 of 8

Transport

13 rail stations with 43.4 million entries and exits in 2025. Dalston Junction accounts for 13%.

Rail stations

Entries and exits, 2025 (Office of Rail and Road), with the change on the previous year

Safety

115 recorded crimes per 1,000 residents a year (Apr 2025 - Mar 2026), higher than 94% of districts; the median district has 71. Crime is down 4.0% on the year.

Recorded crime, 12 months to each March

Home Office police recorded crime; anti-social behaviour isn't recorded crime

Main types

Recorded crimes, Apr 2025 - Mar 2026

Schools

83 schools take primary-age pupils and 34 secondary-age, 41,618 pupils in all. Distances to a particular home, and admissions rules, are in each valuation report.

Latest inspection outcomes

Ofsted, in Ofsted's own terms; report cards (from November 2025) have no overall grade; Welsh schools are inspected by Estyn

How hard it is to get in

First-choice applications and offers, latest entry year (DfE, England)

Value a home in Hackney

Free instant valuation using the same data as this report: recent sales, local price trends and the HPAI Swatch.

Get a free valuation

October 2026 report: as up to date as it can be. Every figure is the latest each source has published. Where an official source runs behind (population, rail passengers), we project it forward to today from its own trend and mark it as projected. Latest periods:

  • Sales and prices: to August 2026 (HM Land Registry)
  • Recorded crime: year to March 2026 (Home Office)
  • Population: mid-2025 estimates, projected to date (ONS)
  • Rail passengers: year to March 2025, projected after that (Office of Rail and Road)
  • Schools: latest published inspections and admissions (Ofsted, DfE)
  • Energy and homes: certificates lodged to date (EPC register)

Contains public sector information licensed under the Open Government Licence v3.0.