Hackney Area Guide

The regeneration success story of Hackney borders the City and incorporates trendy areas Dalston and Stoke Newington.

The regeneration success story of Hackney borders the City and incorporates trendy areas Dalston and Stoke Newington. This East London borough was a former industrial quarter that has blossomed into a vibrant community of creatives, with an array of cool coffee shops, vintage clothing stores and a vibrant nightlife.

Property market

£552k Average house price
£2,100 Average Rent, 2 Bed
4% Average yield
1% Price growth over last 5 years
14% Price growth 5-years forecast
15% Rental growth over last 5 years
10% Rental growth 5-years forecast


22 Number of ‘Outstanding’ primary schools
3 Number of ‘Outstanding’ secondary schools
510 Restaurants and cafes
1,850 Number of shops
28% Proportion of open space
15 Number of stations
4 PTAL (Public Transport Accessibility Level)

One of the host boroughs for the 2012 Olympics, Hackney’s Victoria Park is now an established favourite for families, joggers and dogwalkers - and is also a regular venue for concerts. Home to the world-famous Tech City, Hackney is a hotspot for digital nomads and entrepreneurs.

Hackney caters for its diverse demographic, offering the green space of Victoria Park, Hackney Downs, Hackney Marshes and London Fields - which also hosts a vibrant Saturday market. As well as the foodie destination Broadway Market, Hackney is home to everything from Michelin-starred restaurants to off-the-wall night spots. Art and culture also abound in Hackney with much-loved, legendary art-house Rio Cinema and the recently redeveloped Geffrye Museum of the Home.

Hackney is a youthful borough and the second largest population under 40 in London (67%). Served mainly by overground links into London Liverpool Street and with a significant number of ‘outstanding’ schools, it is easy to see why this borough remains attractive to young families desiring proximity to Central London.




  • Average house prices are 7% higher than the London average
  • Average rent for a 2-bed flat is 17% higher than the London average
  • Average asking rents grew 15% over the last 5 years, higher than London at 14%
  • Over the next 5 years, average rents are expected to grow by 10%, lower than London at 14%
  • 38% of the borough's primary schools are rated as outstanding by Ofsted, higher than the London figure of 27%
  • 69 restaurants and cafes per square mile, higher than the figure for London of 24.29
  • 251 shops per square mile, higher than the figure for London of 73.48

Guy Fawkes' Gunpowder Plot was discovered in 1605 in Hoxton, in the form of an anonymous letter to Lord Monteagle instructing him to avoid Parliament.

Stoke Newington is an urban oasis of independent retailers and locally managed cafes and restaurants, all the while maintaining a village vibe. People often come to spend a day at Clissold Park; whether to picnic in the grass or see the deer and goats. The hidden gem is Woodberry Wetlands - the site was opened to the public for the first time in 200 years by Sir David Attenborough.

London boroughs

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*Please note the forecasts in this report are historic and not reflective of current market conditions

  • Average 2-bed yield is calculated by REalyse using median 2-bed asking rent and median 2-bed sales prices.  
  • Rental growth over the last five years is for all property (not 2-beds).
  • All data is the latest available as of January 2022.
  • PTAL – Transport for London's (TFL) Public Transport Accessibility Levels (PTALs) are a detailed and accurate measure of the accessibility of a point to the public transport network, taking into account walk access time and service availability. Each area is graded between 0 and 6b, where a score of 0 is very poor access to public transport, and 6b is excellent access to public transport.




  • Average Price – ONS, October 2021
  • Asking rent – Realyse, December 2021
  • Yield – Realyse, December 2021
  • House price and rental forecasts – CBRE Research - Read our five-year forecast 
  • Outstanding primary and secondary schools – OFSTED (December 2021)
  • Number of cafes and restaurants – ONS (2020)
  • Number of shops – ONS (2021)
  • Open space – GiGL (2015)
  • Number of stations – TfL (2015)
  • PTAL – TfL (2015)