Buying a home in E8, London. What it costs, what you get and where else to look.

Typical 3-bedroom house£1.09mmost £834k–£1.55m

Houses per m²£10,826flats £8,543

Sold last year1671,200 in five years

Prices in Hackney-2.7%on a year ago

A typical 3-bedroom house in E8 sold for £1,085,674 over the last five years, in today's money; most went for between £833,905 and £1,547,238, for about 105 m² of space. That is 29% more than the same home across London (£840,000).

167 homes sold here in the last year: a steady market with homes coming up most weeks. Flats start at around £412k for one bedroom. Within the district, houses cost the least per m² in E8 2 (£9,269) and the most in E8 3 (£11,898).

Across Hackney, prices are down 2.7% on a year ago and down 1% over five years. Renting a similar home there costs about £2,846 a month; a 90% mortgage on the typical price would be around £4,951 a month at 4.5% over 30 years. Lenders would typically want a household income of about £217,000 for that mortgage.

Plan your purchase in E8See what you can afford, compare homes on what they really cost, and read your survey in plain English. Free.

Start your plan Homes for sale ›

House prices in E8 by bedrooms

Bedrooms	Typical price	Most sell for	Size	Sold, 5 years
1	£623,967	£504k–£880k	59 m²	11
2	£816,658	£721k–£907k	76 m²	36
3	£1,085,674	£834k–£1.55m	105 m²	161
4	£1,514,309	£1.31m–£1.75m	134 m²	64
5+	£1,992,028	£1.45m–£2.55m	171 m²	44

Prices by type of home

	1 bed	2 bed	3 bed	4 bed	5+ bed
Houses	£624k	£817k	£1.09m	£1.51m	£1.99m
Detached	—	—	£1.18m	—	—
Semi-detached	—	—	£1.36m	£2.13m	£2.76m
Terraced	£561k	£833k	£989k	£1.49m	£1.82m
Flats	£412k	£550k	£662k	£699k	£1.07m

Typical sale price over the last five years, adjusted to today's prices with the UK House Price Index.

Price per m² across E8

Postcode sector	Houses	Flats
E8 1	£10,528	£8,766
E8 2	£9,269	£8,405
E8 3	£11,898	£8,640
E8 4	£11,412	£8,172

Schools near E8

Best state primary within 2 kmGrasmere Primary School90% met the expected standard at 11 · England 64%44 state primaries within 2 km

Best state secondary within 5 kmMossbourne Community Academy81.2% got grade 5+ in English and maths · England 43.8%69 state secondaries within 5 km

Nearby areas

E2 London · 2 km3-bed house £880k E9 London · 2 km3-bed house £944k E5 London · 2 km3-bed house £1.09m N16 London · 2 km3-bed house £1.28m N1 London · 2 km3-bed house £1.53m N5 London · 3 km3-bed house £1.5m EC1V London · 3 km3-bed house £1.25m E1 London · 3 km3-bed house £735k

Questions about E8

Is E8 a good area to buy a home?

What the numbers say: a 3-bedroom house costs 29% more than across London; prices in Hackney are down 2.7% on a year ago; the best state primary nearby is above the England average (90% against 64%); the best secondary is above it (81.2% against 43.8%); 167 homes sold here last year. Whether it suits you depends on your budget and what you need nearby, so compare it with the districts around it below.

How much is a 3-bedroom house in E8?

A typical 3-bedroom house in E8 sold for £1,085,674 over the last five years, in today's money. Most sold between £833,905 and £1,547,238.

Is E8 expensive for London?

A 3-bedroom house in E8 costs 29% more than the typical 3-bedroom house across London (£840,000).

How many homes sell in E8 each year?

167 homes sold in the last year and 1,200 in five years: a steady market with homes coming up most weeks.

What are the schools like near E8?

The best-performing state primary within 2 km is Grasmere Primary School, where 90% of pupils met the expected standard at age 11 (England: 64%).

Where is cheaper near E8?

For a 3-bedroom house, E2 (£880k, 2 km), E9 (£944k, 2 km), E1 (£735k, 3 km).

Sources: HM Land Registry price paid data matched to the EPC register for size and bedrooms, last five years in today's prices; UK House Price Index (July 2026); ONS private rents (August 2026); DfE school performance tables. Districts with fewer than five sales of a kind are left out. The mortgage figure is an illustration, not advice.