Local market reports › E area › E8
Hackney Central market report E8, London
The E8 (Hackney Central) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 14,135 registered sales in E8 (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 August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: 165 registered 2026 sales put the E8 (London) median at £575,000, down 2% on five years earlier, with a mean of £671,600, and by floor area homes here have averaged about £9,100 per square metre over the last five years. Everything rests on 14,135 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The postcode district E8 covering Hackney Central, Dalston, London Fields sits in London. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where E8 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 E8 homes really sell for
The 2026 median for E8 is £575,000, taken from 165 registered sales. The mean, which is what most sites call the "average house price", is £671,600, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in E8
Per square metre, E8 homes have averaged around £9,100 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
For scale: the England and Wales median is £285,000, so E8 trades 102% above the country as a whole.
A typical E8 home, priced year by year (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 | £575,000 | £575,000 | 165 |
| 2025 | £612,500 | £627,147 | 456 |
| 2024 | £625,000 | £664,503 | 449 |
| 2023 | £600,000 | £659,253 | 334 |
| 2022 | £620,000 | £727,021 | 394 |
| 2021 | £585,000 | £740,685 | 483 |
| 2020 | £610,000 | £791,488 | 262 |
| 2019 | £545,000 | £714,365 | 361 |
| 2018 | £583,500 | £777,817 | 394 |
| 2017 | £560,000 | £763,784 | 473 |
| 2016 | £537,200 | £751,548 | 472 |
| 2015 | £470,000 | £664,110 | 514 |
| 2014 | £460,000 | £652,590 | 547 |
| 2013 | £381,000 | £548,221 | 493 |
| 2012 | £350,000 | £515,156 | 500 |
| 2011 | £317,500 | £479,303 | 627 |
| 2010 | £289,000 | £453,226 | 455 |
| 2009 | £281,000 | £451,710 | 410 |
| 2008 | £265,000 | £434,391 | 313 |
| 2007 | £265,000 | £449,514 | 581 |
| 2006 | £250,000 | £433,968 | 571 |
| 2005 | £215,000 | £382,613 | 497 |
| 2004 | £220,000 | £399,563 | 560 |
| 2003 | £200,000 | £368,449 | 393 |
| 2002 | £186,800 | £351,463 | 576 |
| 2001 | £170,000 | £326,816 | 579 |
| 2000 | £130,000 | £255,125 | 429 |
| 1999 | £105,000 | £209,260 | 465 |
| 1998 | £83,000 | £167,541 | 473 |
| 1997 | £74,000 | £151,759 | 406 |
| 1996 | £63,000 | £132,864 | 263 |
| 1995 | £60,000 | £130,431 | 240 |
In cash terms the typical E8 home went from £60,000 in 1995 to £575,000 in 2026, roughly 10 times the price. Inflation explains only part of it: in today's money the rise is still about 341%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 27% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the E8 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 (+30.8% on the year before); the weakest, 2019 (−6.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What E8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −6.1% | −8.3% |
| 5 years (since 2021) | −0.3% | −4.9% |
| 6 years (since 2020) | −1.0% | −5.2% |
| 10 years (since 2016) | +0.7% | −2.6% |
| 20 years (since 2006) | +4.3% | +1.4% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 77% of the typed total. In 2016, the last year both were recorded here, a detached home traded at £1,717,000 against £495,000 for a flat, 3.5 times the price.
Median by property type, E8
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £1,717,000 (2016) | – | 5 |
| Semi-detached | £1,400,000 (2025) | – | 434 |
| Terraced | £945,000 | 22 | 2,751 |
| Flats | £540,000 | 139 | 10,877 |
The turnover behind the prices
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.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 291 E8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 523 sales a year before the financial crisis and 360 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.
How E8 trades
The stock is flat-led: flats and maisonettes were 78% of last year's sales, so the headline median tracks the flat market more than the house market. Among the 20 measurable districts of its area, E8 ranks 2 by median price: firmly in the dearer tier.
Rents around E8
For renting purposes E8 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.
£2,622 a month is £31,464 a year, which against the £575,000 median sold price makes a gross yield of 5.5%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Common questions on E8 (Hackney Central)
How much did a house sell for in E8 (Hackney Central)?
Are property prices falling in E8 (Hackney Central)?
Is E8 (Hackney Central) a good place to buy a house?
Are E8 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 22% 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.
What you could buy in E8 now
Everything above is what homes in E8 sold for. Turning to what is actually available: 103 homes on the market right now, from 10 agents publishing to HomesIndex, at a typical asking price 4% below the E8 median sold price.
E8 registered 291 sales in the last twelve months; the 103 homes listed now would take about 4 months to clear at that rate. The count covers agents publishing to HomesIndex, so the real stock is larger.
14% of current listings sit under the prices comparable homes actually fetched. 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.
E8: the homes on offer and the homes that go
Flats are 95% of what is listed in E8 but 83% of what sold over 2024 and 2025: the market is being offered more of them than it has been taking, which tends to give a buyer of one room to talk.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Semi-detached | 0% | 3% |
| Terraced | 5% | 14% |
| Flats | 95% | 83% |
Listings are the homes agents publish to HomesIndex today; sales are HM Land Registry registrations. A listing whose type does not say detached, semi-detached, terraced or flat (a plain "house", a bungalow, a park home) is left out of the listing shares (18 here).
Month by month: when E8 sells
Take the 2,116 E8 sales dated 2021 to 2025 and sort them by month: June completions lead with 13.2% of the total, April trails with 6.0%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 138 | 6.5% |
| February | 157 | 7.4% |
| March | 271 | 12.8% |
| April | 127 | 6.0% |
| May | 132 | 6.2% |
| June | 279 | 13.2% |
| July | 153 | 7.2% |
| August | 176 | 8.3% |
| September | 213 | 10.1% |
| October | 148 | 7.0% |
| November | 156 | 7.4% |
| December | 166 | 7.8% |
What another bedroom costs in E
Real sold prices by size across the E area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £620,000 | £890,000 (+44%) | £1,169,324 (+31%) |
| Semi-detached | £435,000 | £525,000 (+21%) | £624,500 (+19%) | £822,500 (+32%) | £1,080,000 (+31%) |
| Terraced | £440,000 | £520,000 (+18%) | £595,000 (+14%) | £725,000 (+22%) | £775,000 (+7%) |
| Flat | £360,000 | £450,000 (+25%) | £555,000 (+23%) | £680,000 (+23%) | £900,000 (+32%) |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
E8 ranks 10 of 20 in the E area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
E area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside E8, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
How E8 compares nearby
Same city, different markets. The neighbouring districts of the E area, dearest first:
| District | Median | 5-year |
|---|---|---|
| E5 | £603,500 | +5% |
| E8 (this report) | £575,000 | -2% |
| E17 | £570,000 | +14% |
| E11 | £555,000 | +8% |
| E4 | £550,000 | +15% |
| E20 | £550,000 | -23% |
| E9 | £528,000 | -4% |
| E10 | £526,600 | +11% |
| E7 | £522,500 | +9% |
| E2 | £500,000 | -6% |
| E1W | £497,500 | -34% |
| E12 | £477,500 | +9% |
| E18 | £475,000 | -12% |
| E14 | £450,000 | -29% |
| E1 | £449,200 | -12% |
| E15 | £440,000 | -2% |
| E3 | £437,500 | -6% |
| E6 | £420,000 | +8% |
| E13 | £415,000 | +4% |
| E16 | £371,800 | -20% |
Selling a home in E8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at E8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about E8. Free, with a one click sign in.
The live map plots every individual E8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.