Local market reports › E area › E8 › E8 2
Hackney Central market report E8 2, London
The E8 2 (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: 2,931 completed sales registered with HM Land Registry in E8 2 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical E8 2 (London) home changed hands for £650,000 in 2026 (median of 19 registered sales, up 13% on five years earlier), with the mean at £682,700, and by floor area homes here have averaged about £8,770 per square metre over the last five years. Source: 2,931 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
E8 2 is one sector of E8 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where E8 2 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 2
The 2026 median for E8 2 is £650,000, taken from 19 registered sales. The mean, which is what most sites call the "average house price", is £682,700, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in E8 2
The last five years of sales put E8 2 at roughly £8,770 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so E8 2 trades 128% above the country as a whole.
A typical E8 2 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £650,000 | £650,000 | 19 |
| 2025 | £530,000 | £542,674 | 86 |
| 2024 | £594,500 | £632,076 | 78 |
| 2023 | £550,000 | £604,316 | 77 |
| 2022 | £605,300 | £709,783 | 83 |
| 2021 | £575,000 | £728,024 | 91 |
| 2020 | £570,000 | £739,587 | 53 |
| 2019 | £510,000 | £668,488 | 79 |
| 2018 | £545,000 | £726,495 | 67 |
| 2017 | £550,000 | £750,145 | 145 |
| 2016 | £480,200 | £671,805 | 100 |
| 2015 | £453,100 | £640,230 | 60 |
| 2014 | £450,000 | £638,404 | 82 |
| 2013 | £392,500 | £564,768 | 76 |
| 2012 | £311,200 | £458,048 | 82 |
| 2011 | £280,000 | £422,692 | 89 |
| 2010 | £265,000 | £415,588 | 133 |
| 2009 | £287,500 | £462,159 | 51 |
| 2008 | £265,000 | £434,391 | 93 |
| 2007 | £250,000 | £424,070 | 124 |
| 2006 | £221,500 | £384,496 | 115 |
| 2005 | £194,000 | £345,242 | 89 |
| 2004 | £180,000 | £326,915 | 103 |
| 2003 | £188,500 | £347,263 | 96 |
| 2002 | £179,000 | £336,787 | 124 |
| 2001 | £160,000 | £307,592 | 135 |
| 2000 | £125,000 | £245,313 | 94 |
| 1999 | £95,000 | £189,330 | 119 |
| 1998 | £64,000 | £129,189 | 128 |
| 1997 | £70,500 | £144,581 | 122 |
| 1996 | £63,100 | £133,075 | 74 |
| 1995 | £59,000 | £128,257 | 64 |
In cash terms the typical E8 2 home went from £59,000 in 1995 to £650,000 in 2026, roughly 11 times the price. Inflation explains only part of it: in today's money the rise is still about 407%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 13% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E8 2 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 1999 (+48.4% on the year before); the weakest, 2025 (−10.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +22.6% | +19.8% |
| 5 years (since 2021) | +2.5% | −2.2% |
| 10 years (since 2016) | +3.1% | −0.3% |
| 20 years (since 2006) | +5.5% | +2.7% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
How many homes change hands in E8 2
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 19 sales completed in E8 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 110 sales a year before the financial crisis and 69 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.
Reading the E8 2 market
Only 19 sales completed here in the last twelve months of data, which makes E8 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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 13% above the district median: one of the dearer corners of its district.
What tenants pay around E8 2
For renting purposes E8 2 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.
Set against the £650,000 median sold price, £2,622 a month is £31,464 a year, a gross yield of 4.8%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
E8 2 (Hackney Central): the questions that come up
Are property prices falling in E8 2 (Hackney Central)?
Is E8 2 (Hackney Central) a good place to buy a house?
How much did a house sell for in E8 2 (Hackney Central)?
Are E8 2 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 13% over five years in cash but down 11% 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 2: live asking prices are collected per district.
18% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"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 →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in E: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the E area. 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. 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.
E area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's 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 1 | £530,000 | 31 |
| 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 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E8 2, open the average prices map and zoom from the E8 2 shading down to the sold homes on your own street. Every recorded E8 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working E8 2: the featured spot on this report is free for founding agents, one per district. Claim E8 2.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E8 2. Free, with a one click sign in.
See every individual E8 2 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.