Hackney Property Guide
Executive Summary
Best For
Families prioritising outstanding schools and green spaces; buyers seeking vibrant urban lifestyle with excellent transport links
Budget Reality
Most properties exceed £300-500k range. Average flat prices at £565k mean buyers will primarily access 1-bed flats, with Hackney Wick offering better value at £511k.
£565k
29
7 min
33
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Exceptional educational provision - 29 Outstanding primary schools
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Unmatched green space - 33 Green Flag parks (highest in London)
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Excellent transport - Zone 2 with 7-8 min to Liverpool Street
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Vibrant lifestyle - Broadway Market, cultural venues, food scene
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Academic performance - 14.43% strong pass vs 7.72% England average
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Property prices have cooled 8% but remain high for target budget
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Limited housing stock variety - flats dominate (77.9% of sales)
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Significant price differences between sub-areas
Property Prices
Overall Average: £660,979 ↓ 8% year-on-year (Rightmove, last 12 months)
Sub-Area Spotlight: Hackney Wick
Average flat price: £511,333 (Rightmove) - offering £50,000+ discount versus borough-wide average whilst maintaining good transport links.
What £400,000 Buys
Recent listings show £400k typically buys 1-bedroom flats with features like private gardens (St. Agnes Close, E9, guide price £400-425k, Zoopla December 2024).
Schools
Hackney has 29 Outstanding primary schools within the borough - among the best state school provision in London.
Featured Outstanding Primary Schools
Hackney New Primary School
Mandeville Primary School
Hackney New Primary School
Educational Landscape
Academic Performance: 14.43% of pupils strongly pass in reading, writing & maths versus England average of 7.72% (Snobe, 2024-25 data).
Secondary Schools: Top schools include Mossbourne Community Academy (#1 in Hackney by School Guide), City of London Academy Shoreditch Park (#2), and Clapton Girls' Academy (Outstanding).
Assessment: Exceptional educational landscape for families, with 29 Outstanding primary schools providing extensive choice. Borough's academic performance significantly exceeds national averages.
Lifestyle & Amenities
Parks & Green Spaces
33 Green Flag Awards - joint first in London, joint second in the UK (Hackney Council, 2024)
Total green space: 58 parks totalling 282 hectares
Notable parks include:
- London Fields - One of Hackney's most popular parks, classified as common land
- Hackney Marshes - Largest concentration of football pitches in Europe (88 pitches)
- Clissold Park & Springfield Park - Historic settings with Green Flag Awards
- Broadway Market Green - Established 1994, focus on play facilities
Markets & Shopping
Broadway Market - Saturday 9am-5pm, Sunday 10am-5pm. Fresh produce, street food, locally designed clothing, arts & crafts (Hackney Council, December 2024)
Supermarkets:
- Tesco Hackney Superstore - Large format, Mon-Sat 6am-11pm, Sun 10am-4pm
- Tesco Morning Lane Superstore - Mon-Sat 6am-10pm, Sun 11am-5pm
- Multiple Tesco Express locations throughout
Cultural Features
Hoxton Square - Shoreditch's cultural quarter, known for art galleries, bars, clubs and restaurants (Green Flag Award)
Transport Links
Hackney Downs
Lines: London Overground (Lea Valley/Weaver Line) & National Rail
Bus routes: 30, 38, 55, 106, 242, 254, 277
Hackney Central
Lines: London Overground (Mildmay Line)
Connection: Direct pedestrian link to Hackney Downs (opened July 2015)
Position: Between Dalston Kingsland and Homerton
Cycling & Walking
River Lee towpath suitable for walking and cycling, providing access to Hackney Marshes and Lee Valley Park. Regent's Canal towpath passes through borough near Broadway Market.
Assessment: Excellent connectivity with Zone 2 stations providing quick access to Liverpool Street (7-8 minutes). Frequent Overground service every 10 minutes makes commuting convenient. Direct link between Hackney Central and Hackney Downs enhances connections.
Editorial Verdict
✓ Ideal For
✗ May Not Suit
Value Assessment
Market Positioning: Hackney sits at the premium end of East London, prices justified by exceptional amenities. 8% year-on-year decline suggests cooling market, potentially offering better entry points than 2022's peak.
Best Value: Hackney Wick offers £50,000+ discount (£511k vs £565k borough-wide) whilst maintaining good transport - most realistic entry point for £400-450k buyers.
School Premium: 29 Outstanding primary schools create genuine value beyond property prices. Families avoiding private school fees (£15-25k per child annually) whilst accessing Outstanding state education represents significant long-term benefit.
Final Recommendation
Families who can extend to £450-550k for a 1-2 bedroom flat, particularly in Hackney Wick, will find Hackney represents excellent value when considering 10-15 year total cost of living (factoring in avoided private school fees). Those strictly limited to lower budget should explore Walthamstow or Leyton as alternatives offering better property value whilst maintaining reasonable school quality and transport links.
The trade-off is clear: pay a premium now for exceptional amenities and schools, or compromise on location for more space. For families prioritising education and lifestyle over square footage, Hackney justifies its price tag.
Related Guides
Moving to Hackney
Hackney vs Islington
Walthamstow Guide
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Data Quality Notes
Sources Used:
- Property Data: Rightmove, Zoopla, ONS (October 2025), KFH, London Property Guide
- School Data: Ofsted official reports (October 2023 - January 2025), Snobe (2024-25)
- Parks & Lifestyle: Hackney Council (December 2025), Wikipedia
- Transport: TfL, Rome2Rio, Trainline (December 2025)
Information Currency: Property prices last 12 months to December 2025. School inspections October 2023 - January 2025. Green Flag Awards 2024. Transport data December 2024.
Known Gaps: Specific 1/2/3-bed price breakdowns not consistently available. Peak vs off-peak service frequency specifics. Catchment area boundaries (contact schools directly). CPZ information not researched.
Review Date: This information should be reviewed by June 2026.