Local market reports › E area › E8 › E8 4
Hackney Central market report E8 4, London
The E8 4 (Hackney Central) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 3,011 sales registered with HM Land Registry in E8 4 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical E8 4 (London) home changed hands for £567,500 in 2026 (median of 28 registered sales, down 2% on five years earlier), with the mean at £710,900, and by floor area homes here have averaged about £8,740 per square metre over the last five years. Source: 3,011 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
E8 4 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 4 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 4 sells for
Take the 28 registered 2026 sales in E8 4 and the middle price, the median, is £567,500. The mean lands at £710,900, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
What a square metre costs in E8 4
The last five years of sales put E8 4 at roughly £8,740 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.
Set against the £285,000 England and Wales median, E8 4 sits 99% above the national market.
E8 4's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £567,500 | £567,500 | 28 |
| 2025 | £600,000 | £614,348 | 90 |
| 2024 | £610,000 | £648,555 | 69 |
| 2023 | £610,000 | £670,241 | 55 |
| 2022 | £540,000 | £633,212 | 85 |
| 2021 | £580,000 | £734,355 | 101 |
| 2020 | £645,000 | £836,901 | 63 |
| 2019 | £535,000 | £701,257 | 59 |
| 2018 | £542,000 | £722,496 | 83 |
| 2017 | £410,000 | £559,199 | 111 |
| 2016 | £550,000 | £769,455 | 72 |
| 2015 | £560,000 | £791,280 | 99 |
| 2014 | £435,000 | £617,123 | 216 |
| 2013 | £328,000 | £471,959 | 79 |
| 2012 | £345,000 | £507,797 | 128 |
| 2011 | £300,000 | £452,885 | 105 |
| 2010 | £297,500 | £466,557 | 90 |
| 2009 | £246,200 | £395,769 | 72 |
| 2008 | £255,000 | £417,999 | 90 |
| 2007 | £238,700 | £404,902 | 130 |
| 2006 | £270,000 | £468,686 | 171 |
| 2005 | £191,500 | £340,793 | 134 |
| 2004 | £225,000 | £408,644 | 107 |
| 2003 | £175,500 | £323,314 | 74 |
| 2002 | £190,000 | £357,483 | 155 |
| 2001 | £190,000 | £365,265 | 139 |
| 2000 | £123,000 | £241,388 | 82 |
| 1999 | £123,500 | £246,129 | 70 |
| 1998 | £87,000 | £175,616 | 70 |
| 1997 | £72,000 | £147,657 | 87 |
| 1996 | £71,000 | £149,736 | 42 |
| 1995 | £58,000 | £126,083 | 55 |
In cash terms the typical E8 4 home went from £58,000 in 1995 to £567,500 in 2026, roughly 10 times the price. Even after inflation that is a real rise of about 350%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2020; the current median sits about 32% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the E8 4 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 (+54.5% on the year before); the weakest, 2017 (−25.5%). 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) | −5.4% | −7.6% |
| 5 years (since 2021) | −0.4% | −5.0% |
| 10 years (since 2016) | +0.3% | −3.0% |
| 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.
The turnover behind the prices
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
E8 4 recorded 28 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 124 sales a year before the financial crisis and 65 a year over the last five. 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 kind of market E8 4 is
Only 28 sales completed here in the last twelve months of data, which makes E8 4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
What tenants pay around E8 4
E8 4 falls under Hackney, where the ONS puts the average private rent at £2,622 a month (May 2026 figures). 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 £567,500 median purchase price, a rent of £2,622 a month (£31,464 a year) works out at a 5.5% 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.
E8 4 (Hackney Central): the questions that come up
Are property prices falling in E8 4 (Hackney Central)?
Is E8 4 (Hackney Central) a good place to buy a house?
How much did a house sell for in E8 4 (Hackney Central)?
Will E8 4 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is roughly flat over five years in cash but down 23% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in E8 right now
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 4: live asking prices are collected per district.
Of everything listed here, 18% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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.
The price of an extra bedroom in E
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%) | — |
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.
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 3 | £590,000 | 57 |
Zoom out to the full E8 district report for the type split, monthly volumes and how E8 compares with its neighbours.
Selling in E8 4? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in E8 4, use the average prices map for a rough value: zoom from E8 4's shading down to the sold homes on your own street. The figures above are every recorded E8 4 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim E8 4.
Keep digging
Behind the answers sits the same Land Registry record as this page, with E8 4 already set as the subject. Free, one click sign in.
See every individual E8 4 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.