Key indicators for buyers
The E8 market is moderately favourable for buyers. Prices have softened (-13.8%), which could present a buying opportunity. Affordability has improved from a peak of 17.6x in 2020 to 11.9x today. Rising rents (£2,589/mo, +2.9%) mean the cost of waiting is real.
Yearly averages · HM Land Registry Price Paid Data
2026averages · HM Land Registry Price Paid Data
House price ÷ median earnings · ONS data
Affordability data shown for wider Hackney area
A home in Hackney costs 11.9x the local median salary — very stretched, improving from a peak of 17.6x in 2020.
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Hackney area
Average monthly rent in Hackney is £2,589, up 2.9% year-on-year. Rents have risen consistently over the past five years.
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Hackney price of £612,714 with a 25% deposit (£153k), a 2-year fixed mortgage at 3.97% costs around £2,418 per month.
Monthly cost comparison based on current data
Uses E8 avg. price with Hackney rental data
Monthly mortgage payments (£2,418) are £171 less than renting (£2,589). However, buying requires an upfront deposit of £153k — it would take around 8 years to recoup that cost compared to renting and investing the difference.
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
FLAT 36, ORWELL COURT, POWNALL ROAD E8 4PS | Flat/Maisonette | £540,000 | 28 Jan 2026 |
FLAT 84, ORWELL COURT, POWNALL ROAD E8 4PR | Flat/Maisonette | £656,000 | 21 Jan 2026 |
FLAT 401, 33, ANDREWS ROAD E8 4FX | Flat/Maisonette | £642,000 | 19 Jan 2026 |
FLAT 12, SLEDGE TOWER, DALSTON SQUARE E8 3GT | Flat/Maisonette | £590,000 | 14 Jan 2026 |
FLAT 39, GAUMONT TOWER, DALSTON SQUARE E8 3BQ | Flat/Maisonette | £880,000 | 13 Jan 2026 |
FLAT 14, 19 - 24, MARCON PLACE E8 1LP | Flat/Maisonette | £360,000 | 12 Jan 2026 |
FLAT 43, 66, DALSTON LANE |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.
The average property in E8 sold for £612,714 in 2026, with a median of £621,000 across 7 transactions. Prices fell 13.8% compared to the previous year.
| Flat/Maisonette |
| £621,000 |
| 8 Jan 2026 |
2, FOREST GROVE E8 3HX | Other | £62,000 | 22 Dec 2025 |
47, GRAND UNION CRESCENT E8 4TR | Terraced | £1,042,500 | 22 Dec 2025 |
FLAT 46, CORDWAINER HOUSE, 43, MARE STREET E8 4RX | Flat/Maisonette | £491,000 | 19 Dec 2025 |
FLAT 13, SLEDGE TOWER, DALSTON SQUARE E8 3GT | Flat/Maisonette | £425,000 | 19 Dec 2025 |
FLAT 2, 159, GRAHAM ROAD E8 1PD | Flat/Maisonette | £496,150 | 19 Dec 2025 |
GRAHAM HOUSE, 68, LANSDOWNE DRIVE E8 3ER | Terraced | £565,000 | 18 Dec 2025 |
21, BLACKBURN HOUSE, PRODIGAL SQUARE E8 1FW | Flat/Maisonette | £590,000 | 17 Dec 2025 |
FLAT 1, 10, ATKINS SQUARE E8 1FQ | Flat/Maisonette | £520,000 | 15 Dec 2025 |
12, TIME SQUARE E8 2LT | Flat/Maisonette | £780,000 | 12 Dec 2025 |
11D, FLORFIELD PASSAGE E8 1DX | Flat/Maisonette | £425,000 | 12 Dec 2025 |
69B, SHRUBLAND ROAD E8 4NL | Flat/Maisonette | £425,000 | 12 Dec 2025 |
17, ROCHFORD WALK E8 3HG | Flat/Maisonette | £652,000 | 11 Dec 2025 |
145, DALSTON LANE E8 1AL | Terraced | £885,000 | 10 Dec 2025 |
The most recent recorded sale in E8 was a flat/maisonette property on Pownall Road for £540,000 in January 2026. Across the last 20 sales, the median price was £590,000.