Local market reports › E area › E8 › E8 1
Hackney Central market report E8 1, London
The E8 1 (Hackney Central) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 3,433 completed sales registered with HM Land Registry in E8 1 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in E8 1 (London) sold for £530,000 in 2026, the median of 31 registered sales, up 1% on five years earlier. The mean was £685,200, and by floor area homes here have averaged about £9,390 per square metre over the last five years. The figures cover 3,433 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
E8 1 is a postcode sector: one group of streets inside E8 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where E8 1 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in E8 1
In the E8 1 property market, the 2026 median sale price is £530,000, from 31 registered sales; the mean, the "average house price" most sites quote, is £685,200, sitting well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
E8 1 prices by floor area
A square metre of E8 1 home has cost about £9,390 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts E8 1 86% above the country at large.
E8 1's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £530,000 | £530,000 | 31 |
| 2025 | £549,000 | £562,128 | 97 |
| 2024 | £560,000 | £595,395 | 86 |
| 2023 | £662,500 | £727,926 | 88 |
| 2022 | £575,000 | £674,253 | 116 |
| 2021 | £523,000 | £662,185 | 131 |
| 2020 | £566,000 | £734,397 | 80 |
| 2019 | £500,000 | £655,380 | 80 |
| 2018 | £523,500 | £697,835 | 90 |
| 2017 | £555,000 | £756,964 | 77 |
| 2016 | £480,000 | £671,525 | 71 |
| 2015 | £369,300 | £521,821 | 214 |
| 2014 | £458,000 | £649,753 | 90 |
| 2013 | £385,000 | £553,977 | 89 |
| 2012 | £325,000 | £478,359 | 106 |
| 2011 | £310,000 | £467,981 | 101 |
| 2010 | £275,000 | £431,271 | 88 |
| 2009 | £250,000 | £401,877 | 59 |
| 2008 | £313,200 | £513,401 | 55 |
| 2007 | £273,500 | £463,932 | 156 |
| 2006 | £250,000 | £433,968 | 139 |
| 2005 | £237,800 | £423,188 | 118 |
| 2004 | £225,000 | £408,644 | 204 |
| 2003 | £190,000 | £350,026 | 100 |
| 2002 | £177,500 | £333,965 | 130 |
| 2001 | £157,000 | £301,824 | 151 |
| 2000 | £114,000 | £223,725 | 113 |
| 1999 | £110,000 | £219,224 | 152 |
| 1998 | £90,000 | £181,671 | 187 |
| 1997 | £73,200 | £150,118 | 98 |
| 1996 | £64,000 | £134,973 | 73 |
| 1995 | £58,000 | £126,083 | 63 |
In cash terms the typical E8 1 home went from £58,000 in 1995 to £530,000 in 2026, roughly 9 times the price. Inflation explains only part of it: in today's money the rise is still about 320%, a genuine increase in what a home here costs. The real-terms peak came in 2017, and today's median remains roughly 30% under it: a 2017 buyer is still waiting to get that price back in today's money.
Year-on-year change in the E8 1 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2001 (+37.7% on the year before); the weakest, 2009 (−20.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What E8 1 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.5% | −5.7% |
| 5 years (since 2021) | +0.3% | −4.4% |
| 10 years (since 2016) | +1.0% | −2.3% |
| 20 years (since 2006) | +3.8% | +1.0% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in E8 1
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
E8 1 recorded 31 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 139 sales a year before the financial crisis and 84 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Rents around E8 1
For renting purposes E8 1 sits in Hackney. The ONS average private rent there is £2,622 a month (May 2026). The spread runs from £1,972 a month for a typical one-bed to £3,630 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Hackney
ONS Price Index of Private Rents, May 2026.
Against the £530,000 median purchase price, a rent of £2,622 a month (£31,464 a year) works out at a 5.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
The shape of the E8 1 market
This is a thin market: 31 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within E8, this sector trades 8% below the district median: one of its district's cheaper corners.
Common questions on E8 1 (Hackney Central)
How much did a house sell for in E8 1 (Hackney Central)?
Are property prices falling in E8 1 (Hackney Central)?
Is E8 1 (Hackney Central) a good place to buy a house?
What happens to E8 1 prices now?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 20% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
E8's current homes for sale
The live side of the market holds 133 homes at the moment, listed by 14 agents publishing to HomesIndex.
These cover the whole E8 district, not just E8 1: live asking prices are collected per district.
Of everything listed here, 18% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every E8 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: E prices by size
Real sold prices by size across the E area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £545,000 | £820,000 (+50%) | £1,197,500 (+46%) | — |
| Semi-detached | £435,000 | £530,000 (+22%) | £650,000 (+23%) | £900,000 (+38%) | £1,205,000 (+34%) |
| Terraced | £435,000 | £525,000 (+21%) | £643,000 (+22%) | £842,000 (+31%) | £1,150,000 (+37%) |
| Flat | £372,500 | £490,000 (+32%) | £695,000 (+42%) | £1,095,000 (+58%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the E area is the point: the same five years treated these districts very differently.
Five-year change in the median, E area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in E8
Sector boundaries hide real price steps. The rest of E8, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E8 2 | £650,000 | 19 |
| E8 3 | £590,000 | 57 |
| E8 4 | £567,500 | 28 |
Zoom out to the full E8 district report for the type split, monthly volumes and how E8 compares with its neighbours.
Before you sell in E8 1: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E8 1, open the average prices map and zoom from the E8 1 shading down to the sold homes on your own street. Every recorded E8 1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim E8 1.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to E8 1. Free after a one click sign in.
See every individual E8 1 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.