Local market reports › E area › E8 › E8 3
Hackney Central market report E8 3, London
The standing E8 3 (Hackney Central) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,724 registered sales in E8 3 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 57 registered 2026 sales put the E8 3 (London) median at £590,000, down 5% on five years earlier, with a mean of £613,400, and by floor area homes here have averaged about £9,350 per square metre over the last five years. Everything rests on 4,724 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
A postcode sector like E8 3 is a single group of streets within E8 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where E8 3 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.
What a home in E8 3 sells for
The E8 3 median stands at £590,000 for 2026, built from 57 registered sales; the mean, the figure usually quoted as the "average house price", is £613,400, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in E8 3
A square metre of E8 3 home has cost about £9,350 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.
England and Wales as a whole trade at a £285,000 median, leaving E8 3 107% above the national figure.
A typical E8 3 home, priced year by year (1995 to 2026)
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £590,000 | £590,000 | 57 |
| 2025 | £685,000 | £701,380 | 179 |
| 2024 | £703,200 | £747,646 | 215 |
| 2023 | £600,000 | £659,253 | 113 |
| 2022 | £703,300 | £824,700 | 110 |
| 2021 | £620,000 | £785,000 | 161 |
| 2020 | £690,000 | £895,289 | 65 |
| 2019 | £595,000 | £779,903 | 143 |
| 2018 | £615,000 | £819,807 | 154 |
| 2017 | £628,500 | £857,211 | 140 |
| 2016 | £545,600 | £763,300 | 229 |
| 2015 | £565,000 | £798,345 | 141 |
| 2014 | £500,000 | £709,337 | 159 |
| 2013 | £390,000 | £561,171 | 249 |
| 2012 | £367,400 | £540,767 | 184 |
| 2011 | £335,000 | £505,721 | 332 |
| 2010 | £297,500 | £466,557 | 144 |
| 2009 | £291,600 | £468,749 | 228 |
| 2008 | £285,000 | £467,175 | 75 |
| 2007 | £285,000 | £483,439 | 171 |
| 2006 | £250,000 | £433,968 | 146 |
| 2005 | £235,500 | £419,095 | 156 |
| 2004 | £225,000 | £408,644 | 146 |
| 2003 | £230,000 | £423,716 | 123 |
| 2002 | £191,500 | £360,306 | 167 |
| 2001 | £175,000 | £336,429 | 154 |
| 2000 | £145,000 | £284,563 | 140 |
| 1999 | £105,000 | £209,260 | 124 |
| 1998 | £99,500 | £200,848 | 88 |
| 1997 | £86,000 | £176,369 | 99 |
| 1996 | £60,000 | £126,537 | 74 |
| 1995 | £72,500 | £157,604 | 58 |
In cash terms the typical E8 3 home went from £72,500 in 1995 to £590,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 274%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 34% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E8 3 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 1997 (+43.3% on the year before); the weakest, 1996 (−17.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What E8 3 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −13.9% | −15.9% |
| 5 years (since 2021) | −1.0% | −5.6% |
| 10 years (since 2016) | +0.8% | −2.5% |
| 20 years (since 2006) | +4.4% | +1.5% |
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 3
Sales per year, counted
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, 57 sales completed in E8 3. Turnover has held fairly steady across the cycle: about 135 sales a year recently, against 150 a year before 2008. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around E8 3
E8 3 falls under Hackney, where the ONS puts the average private rent at £2,622 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,972 a month here against £3,630 for four or more bedrooms.
Average monthly rent by size, Hackney
ONS Price Index of Private Rents, May 2026.
Set against the £590,000 median sold price, £2,622 a month is £31,464 a year, a gross yield of 5.3%: 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.
Reading the E8 3 market
This is a thin market: 57 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. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
E8 3 (Hackney Central): the questions that come up
Is E8 3 (Hackney Central) a good place to buy a house?
How much did a house sell for in E8 3 (Hackney Central)?
Are property prices falling in E8 3 (Hackney Central)?
Where do E8 3 prices go next?
The record answers a different question than "what happens next": the median is down 5% over five years in cash but down 25% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in E8 today
This is what you could actually buy today: 133 homes currently on the market from 14 agents publishing to HomesIndex.
These cover the whole E8 district, not just E8 3: live asking prices are collected per district.
18% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
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
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. Where too few homes exist to say anything meaningful, the cell is 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
A few minutes' walk can separate two very different markets. Here are E8's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| E8 1 | £530,000 | 31 |
| E8 2 | £650,000 | 19 |
| 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.
Selling in E8 3? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in E8 3, open the average prices map and zoom from the E8 3 shading down to the sold homes on your own street. Every recorded E8 3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E8 3.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to E8 3. Free after a one click sign in.
See every individual E8 3 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.