Where to Buy Property Investments in Hackney: Yields of 5.3%
Hackney's gross rental yields range from 3.7% to 5.3% across all 11 postcodes, with E1 and E2 sharing the highest returns. The average sold price of £622,207 sits 114.2% above the England average of £290,437, and the borough's population grew 5.23% to 259,146 between the 2011 and 2021 censuses.
Hackney's mean asking price of £660,489 places it firmly in inner London's premium band, with the borough's average sold price sitting 12.2% above the London average of £554,422. Asking prices range from £481,607 in N15 to £1,138,311 in EC2, and all 11 postcodes have both price and rental data. Monthly rents start at £1,920 in N15 and reach £3,520 in EC2. The borough's data splits along a clear east-west line: residential postcodes like E5 and E8 have posted positive five-year growth, while City-fringe postcodes EC1 and EC2 have pulled back sharply from pandemic-era highs.
Hackney is an inner London borough in East London. This guide covers all 11 postcodes under the London Borough of Hackney (ONS code E09000012), bordered by Islington to the west, Haringey to the north, Waltham Forest and Newham to the east, and Tower Hamlets to the south. Some postcodes cross borough boundaries: N1 extends into Islington, N15 is primarily in Haringey, and N4 straddles Hackney, Haringey, and Islington. This article focuses on data within the Hackney local authority boundary. For more London location guides, see our full coverage of the capital's buy-to-let property market.
Article updated: April 2026
Hackney Buy-to-Let Market Overview 2026
Hackney's property market offers yields between 3.7% and 5.3% across 11 postcodes, with asking prices ranging from under £500,000 to over £1.1 million and all postcodes reporting active rental markets.
- Average sold price: £622,207 (114.2% above England's £290,437)
- Asking price range: £481,607 (N15) to £1,138,311 (EC2)
- Rental yields: 3.7% (EC2) to 5.3% (E1, E2) across all 11 postcodes
- Rental income: Monthly rents from £1,920 (N15) to £3,520 (EC2)
- Price per sq ft: House prices from £645/sq ft (N15) to £1,150/sq ft (EC2)
- Market activity: Sales ranging from 5 per month (EC2) to 54 per month (N1)
- Deposit requirements: 30% deposits range from £144,482 (N15) to £341,493 (EC2)
- Affordability ratios: Property prices from 9.7 to 23.0 times Hackney's median annual salary of £49,482
Contents
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Why Invest in Hackney?
Hackney's population reached 259,146 at the 2021 Census, a 5.23% increase from 246,270 in 2011. The borough covers approximately 19 square kilometres of inner East London and includes some of the capital's most established residential neighbourhoods alongside rapidly changing areas like Hackney Wick and Dalston.
Median annual earnings in Hackney stand at £49,482, above both the London regional median of £46,415 and the Great Britain median of £39,125. The employment rate is 78.3%. The unemployment rate is suppressed in the Annual Population Survey due to the sample size being too small for reliable estimates at borough level. Hackney's earnings position is notable: local residents earn more than the London median, which is unusual for a borough often associated with deprivation in earlier decades. Data from the Nomis Labour Market Profile (ASHE 2025).
Manor House tube station, which straddles the Hackney/Haringey border with entrances in Hackney, provides the borough's only Underground connection. Hackney also has 14 London Overground and National Rail stations including Hackney Central, Dalston Junction, Hackney Wick, London Fields, and Shoreditch High Street. Homerton University Hospital, managed by Homerton Healthcare NHS Foundation Trust, is the main hospital in the borough.
Hackney Economic Summary
- Population: 259,146 (2021 Census). Growth of 5.23% from 2011.
- Median annual salary: £49,482 (local), £46,415 (London), £39,125 (Great Britain)
- Employment rate: 78.3% (local). Unemployment rate suppressed (sample size).
Source: ONS Census 2021, Nomis Labour Market Profile (ASHE 2025)
Regeneration & Investment in Hackney
Three major investment programmes totalling over 7,000 new homes and £19 million in government funding are reshaping different parts of Hackney.
- Woodberry Down Estate Regeneration (in progress, 5,500+ homes): One of Europe's largest single-site estate regeneration projects, delivering over 5,500 new homes through a partnership between Hackney Council, Berkeley Homes, and Notting Hill Genesis. Over 2,000 homes have been built since construction began in 2009, with at least 41% social rent or shared ownership. Updates at Hackney Council.
- Hackney Central Town Centre (in progress, £19m+ Levelling Up Fund): A £19 million government investment is funding the transformation of Hackney Central, including the 55 Morning Lane development on the current Tesco site and the redesign of Town Hall Square, with completion expected by June 2026. Updates at Hackney Council.
- Hackney Wick and Olympic Park Fringe (in progress, 1,500 homes): East Wick and Sweetwater is delivering 1,500 new homes including 450 affordable units on the Olympic Park fringe, alongside the Hackney Wick Creative Enterprise Zone established in 2018 and renewed with Tower Hamlets in 2025. Hackney Council assumed planning authority from the London Legacy Development Corporation on 1 December 2024. Updates at Hackney Council.
Hackney Property Market Analysis
When was the last house price crash in Hackney?
Hackney falls within the London Borough of Hackney local authority, so all sold property prices from HM Land Registry are available at this level. Land Registry data for Hackney runs from January 1995 to January 2026, covering 31 years of price history.
Hackney's average property price has grown from £63,375 in January 1995 to £622,207 in January 2026, a total increase of 881.8%. That growth has not been smooth. The borough experienced one of the sharpest crashes in London during the financial crisis, and prices have moved through distinct cycles over three decades.
- 1995 to 2008: The Boom. Prices rose from £63,375 in January 1995 to a pre-crash peak of £343,353 in June 2008. That is a 441.8% increase over 13 years. The steepest growth came in the final 18 months: prices jumped from £276,286 in January 2007 to £343,353 by June 2008, a 24.3% rise driven by easy credit and strong demand across inner London.
- 2008 to 2009: The Financial Crisis. Hackney's crash was severe. Prices fell 24.2% from the June 2008 peak of £343,353 to a trough of £260,137 in June 2009, a loss of £83,216 in twelve months. The worst annual change reading was -24.2% in June 2009. Hackney's decline was deeper than both the England average (18.2%, from £183,883 to £150,438) and London's worst annual change of -16.6% in April 2009.
- 2009 to 2012: Recovery. Prices stabilised quickly. By July 2009 the average had bounced to £280,330. Hackney regained its pre-crash peak by August 2012 at £344,295. The recovery took approximately three years from the trough. The 18-year property cycle framework places this period in the early recovery phase.
- 2013 to 2016: Acceleration. Hackney's fastest sustained growth period. Prices surged from £344,295 through £485,309 in January 2015 to £565,035 in January 2016.
- 2017 to 2019: Plateau. Growth slowed as stamp duty surcharges took effect. Prices moved sideways between £550,000 and £600,000.
- 2020 to 2022: Pandemic Surge. Prices climbed from £574,592 in January 2020 to a then-record £636,238 in August 2021. The rally cooled through 2022 as interest rates rose.
- 2023: Rate Shock. Higher mortgage rates put downward pressure on prices, though Hackney held up better than many outer London boroughs due to cash-buyer prevalence in prime postcodes.
- 2024 to 2026: Current Market. The latest Land Registry data shows £622,207 in January 2026, up 2.2% year-on-year. The all-time high was September 2025 at £646,280.
Long-term growth summary:
- 5 years (January 2021 to January 2026): +2.6% (£606,513 to £622,207)
- 10 years (January 2016 to January 2026): +10.1% (£565,035 to £622,207)
- 15 years (January 2011 to January 2026): +104.5% (£304,203 to £622,207)
- 20 years (January 2006 to January 2026): +152.6% (£246,326 to £622,207)
- 30 years (January 1996 to January 2026): +807.3% (£68,577 to £622,207)
Hackney's five-year growth of 2.6% is modest compared to its long-term trajectory. The 30-year return of 807.3% reflects the borough's transformation from one of London's most deprived areas to one of its most sought-after, but much of that repricing happened before 2016. The last decade has delivered 10.1%, well below the long-run average. Investors looking at Hackney now are buying into an established, high-value market where rental income carries more weight than capital appreciation in the near term.
Source: HM Land Registry House Price Index for Hackney, January 1995 to January 2026.
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View Property DealsSold House Prices in Hackney
The average sold price in Hackney is £622,207, which is 114.2% above the England average of £290,437. Every property type in Hackney commands a significant premium over the England average, but the gaps vary enormously. Semi-detached houses show the widest premium at 319.4% above England. These are rare properties in a borough dominated by flats and terraced houses.
| Property Type | Hackney Average | England Average | Difference |
|---|---|---|---|
| Detached houses | £1,373,792 | £468,546 | +193.2% |
| Semi-detached houses | £1,208,091 | £288,046 | +319.4% |
| Terraced houses | £976,791 | £243,580 | +301.0% |
| Flats and maisonettes | £540,552 | £218,449 | +147.5% |
| All property types | £622,207 | £290,437 | +114.2% |
Semi-detached houses in Hackney average £1,208,091, more than four times the England average of £288,046. Hackney has very limited semi-detached stock. The few that exist tend to be Victorian and Edwardian properties on residential streets in Stoke Newington, De Beauvoir Town, and Clapton. Scarcity drives the premium: when one comes to market, competition is fierce.
Terraced houses follow a similar pattern at £976,791, 301.0% above England. Hackney's Georgian and Victorian terraces, particularly in areas like Hackney Central, Dalston, and London Fields, attract both owner-occupiers and investors. The terraced stock is larger than semi-detached but still commands close to a million pounds on average.
Detached houses average £1,373,792. Like semi-detached stock, detached properties are extremely rare in Hackney. The small number of sales means this average can shift significantly from month to month.
Flats and maisonettes at £540,552 carry the smallest premium at 147.5% above England. This is the dominant property type in Hackney and the one most relevant to buy-to-let investors. Flats make up the majority of transactions and set the tone for the rental market. At £540,552 average, a Hackney flat still costs more than the average for all property types in most English cities.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Price Per Square Foot in Hackney
Sold prices per square foot in Hackney range from £645 in N15 to £1,150 in EC2, a spread of £505. This table uses transaction-based data from actual sold prices, not listing estimates. The table is ranked from lowest to highest, showing how prices per square foot step up from the borough's northern residential fringe to its City-adjacent core.
| Rank | Area | Price per sq ft |
|---|---|---|
| 1 | N15 (South Tottenham) | £645 |
| 2 | E9 (Homerton, Hackney Wick) | £748 |
| 3 | E5 (Clapton) | £750 |
| 4 | N4 (Manor House, Finsbury Park) | £750 |
| 5 | E2 (Bethnal Green) | £758 |
| 6 | E1 (Whitechapel, Shoreditch) | £759 |
| 7 | N16 (Stoke Newington) | £782 |
| 8 | E8 (Hackney Central, Dalston) | £817 |
| 9 | N1 (Hoxton, De Beauvoir Town) | £959 |
| 10 | EC1 (Old Street, Clerkenwell) | £977 |
| 11 | EC2 (Shoreditch) | £1,150 |
N15 (South Tottenham) at £645 per square foot is the most affordable entry point. N15 straddles the Hackney/Haringey boundary and includes areas like Seven Sisters and South Tottenham. The lower price per square foot reflects a different housing mix and the postcode's position at the borough's northern edge.
A cluster of six postcodes sits between £748 and £817 per square foot. E9, E5, N4, E2, E1, and N16 form a tight mid-range band. E8 (Hackney Central, Dalston) sits at the top of this cluster at £817, with the rest separated by just £34 per square foot. These are the borough's established residential areas where Victorian terraces and converted flats set the prevailing price per square foot.
The top three postcodes by price per square foot are all on the City fringe: N1 at £959, EC1 at £977, and EC2 at £1,150. These areas attract buyers who want proximity to the Square Mile and Shoreditch's commercial hubs. EC2's premium reflects its position at the intersection of the City and the creative quarter around Curtain Road and Great Eastern Street.
For Sale Asking Prices in Hackney
Asking prices in Hackney range from £481,607 in N15 to £1,138,311 in EC2, a spread of £656,704. The mean asking price across all 11 postcodes is £660,489. Eight postcodes sit below the £650,000 mark, creating a mid-range band where most buy-to-let activity is concentrated. The three postcodes above £650,000 are the City-fringe and prime residential areas where owner-occupier demand dominates.
| Rank | Area | Asking Price |
|---|---|---|
| 1 | N15 (South Tottenham) | £481,607 |
| 2 | E9 (Homerton, Hackney Wick) | £541,417 |
| 3 | E2 (Bethnal Green) | £541,641 |
| 4 | E5 (Clapton) | £566,702 |
| 5 | E1 (Whitechapel, Shoreditch) | £604,658 |
| 6 | E8 (Hackney Central, Dalston) | £616,448 |
| 7 | N4 (Manor House, Finsbury Park) | £625,977 |
| 8 | N16 (Stoke Newington) | £645,920 |
| 9 | N1 (Hoxton, De Beauvoir Town) | £735,452 |
| 10 | EC1 (Old Street, Clerkenwell) | £767,251 |
| 11 | EC2 (Shoreditch) | £1,138,311 |
N15 at £481,607 is the only Hackney postcode with an asking price below half a million pounds. For investors looking at below market value properties or renovation property for sale, this represents the lowest entry point in the borough, though N15's position straddling the Haringey border means some of the stock technically falls outside Hackney's local authority area.
E9 (£541,417) and E2 (£541,641) offer almost identical asking prices but very different profiles. E9 covers Homerton and Hackney Wick, where the Olympic Park fringe regeneration is adding new-build stock. E2 covers Bethnal Green, with a more established mix of ex-council and Victorian conversions. The £224 difference between them is statistically meaningless, but their growth trajectories diverge: E9 has posted 3.7% five-year growth while E2 has seen -8.8%.
EC2 at £1,138,311 is 48% higher than the next most expensive postcode (EC1 at £767,251). EC2's asking price reflects a small market dominated by high-specification new-build apartments near Liverpool Street and the Broadgate quarter. With only 5 sales per month, a single large transaction can shift the average significantly.
House Price Growth in Hackney
Five-year capital growth in Hackney ranges from -22.4% in EC1 to +4.9% in E8. The data reveals a clear divide. Four postcodes (E5, E8, E9, N4) have delivered positive five-year growth, while the City-fringe postcodes (EC1, EC2) and several others have recorded negative returns. This table is ranked by five-year growth. For investors focused on long-term capital appreciation, understanding where to apply capital gains tax on property in these different postcodes is part of the picture.
| Area | 1 Year | 3 Years | 5 Years |
|---|---|---|---|
| E8 (Hackney Central, Dalston) | -3.5% | +1.3% | +4.9% |
| E5 (Clapton) | +11.4% | +8.8% | +4.2% |
| E9 (Homerton, Hackney Wick) | +0.7% | -4.9% | +3.7% |
| N4 (Manor House, Finsbury Park) | +0.9% | -8.8% | +0.4% |
| N15 (South Tottenham) | +5.1% | -1.2% | 0.0% |
| E1 (Whitechapel, Shoreditch) | -3.5% | -10.2% | -0.6% |
| N16 (Stoke Newington) | -2.7% | -5.9% | -1.1% |
| EC2 (Shoreditch) | +0.5% | -14.8% | -2.0% |
| N1 (Hoxton, De Beauvoir Town) | +1.9% | +2.2% | -2.5% |
| E2 (Bethnal Green) | +0.6% | -0.8% | -8.8% |
| EC1 (Old Street, Clerkenwell) | -16.5% | -19.3% | -22.4% |
E5 (Clapton) stands out with 11.4% one-year growth, 8.8% over three years, and 4.2% over five. This is the strongest growth profile in the borough. Clapton sits between the higher-priced E8 (Hackney Central) and the more affordable N15 (South Tottenham), with asking prices that fall in the mid-range of the borough at £566,702.
E8 (Hackney Central, Dalston) leads on five-year growth at 4.9% despite a one-year dip of -3.5%. The five-year figure captures the post-pandemic uplift that has now partially unwound over the last twelve months. E9 (Homerton, Hackney Wick) at 3.7% five-year growth reflects the ongoing regeneration around the Olympic Park fringe.
EC1 (Old Street, Clerkenwell) has declined 22.4% over five years and 16.5% in the last year alone. This is the deepest sustained correction in the borough. EC1's new-build-heavy stock, concentrated around Old Street and the southern end of the A1, was heavily repriced during the pandemic as demand shifted away from dense City-fringe apartments. The correction may reflect a structural shift in how the area is valued, or it may be an ongoing adjustment from inflated 2020-2021 prices. The data shows the decline but does not tell the whole story.
Monthly Property Sales in Hackney
Monthly sales across Hackney's 11 postcodes range from 5 transactions per month in EC2 to 54 in N1. Turnover rates, which measure annual sales as a percentage of total housing stock, vary from 3% in EC2 to 17% in N16. Higher turnover generally means more comparable sales data for valuations and a more liquid market for investors looking to buy or sell.
| Area | Sales per Month | Turnover | Asking Price |
|---|---|---|---|
| N1 (Hoxton, De Beauvoir Town) | 54 | 8% | £735,452 |
| N4 (Manor House, Finsbury Park) | 37 | 10% | £625,977 |
| E1 (Whitechapel, Shoreditch) | 34 | 4% | £604,658 |
| N16 (Stoke Newington) | 33 | 17% | £645,920 |
| E2 (Bethnal Green) | 24 | 6% | £541,641 |
| E5 (Clapton) | 24 | 15% | £566,702 |
| N15 (South Tottenham) | 23 | 13% | £481,607 |
| E8 (Hackney Central, Dalston) | 22 | 9% | £616,448 |
| E9 (Homerton, Hackney Wick) | 22 | 13% | £541,417 |
| EC1 (Old Street, Clerkenwell) | 17 | 4% | £767,251 |
| EC2 (Shoreditch) | 5 | 3% | £1,138,311 |
N1 (Hoxton, De Beauvoir Town) is the most active market with 54 sales per month. This is unusually high for a single postcode and reflects N1's size and diverse housing stock. N1 spans from the Regent's Canal north to Newington Green and includes everything from new-build apartments in Hoxton to period terraces in De Beauvoir Town. The 8% turnover rate is moderate, suggesting a broad base of stock rather than frantic trading.
N16 (Stoke Newington) has the highest turnover rate at 17%. Despite ranking fourth for total sales at 33 per month, the smaller housing stock means a larger proportion changes hands each year. High turnover gives investors more exit options and more comparable evidence for valuations. E5 (Clapton) at 15% and E9 (Homerton) at 13% also show healthy turnover.
EC2's 5 sales per month and 3% turnover rate mean limited liquidity. Combined with an asking price of £1,138,311, this is a thin market where individual transactions carry significant weight. EC1 at 17 sales and 4% turnover is similarly constrained. Low-volume markets can produce volatile growth figures, which partly explains EC1's -22.4% five-year swing.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Hackney Rental Market Analysis
For investors weighing up whether rental property is a worthwhile investment in Hackney, the data below breaks down average monthly rents and gross rental yields across the borough's postcodes.
All 11 Hackney postcodes have rental data, with monthly rents ranging from £1,920 in N15 to £3,520 in EC2 and gross yields from 3.7% to 5.3%. If you are looking to build a property portfolio in London, Hackney's combination of strong tenant demand and diverse price points across 11 postcodes creates a range of entry options.
Average Rent & Gross Rental Yields in Hackney
Gross rental yields in Hackney range from 3.7% in EC2 to 5.3% in E1 and E2. The yield spread of 1.6 percentage points is narrower than many London boroughs, but the top end at 5.3% is notable for an inner London location where asking prices start above £480,000. The table is ranked by gross yield. To understand how these figures are calculated, see our guide to working out rental yield.
| Area | Monthly Rent | Asking Price | Gross Yield |
|---|---|---|---|
| E1 (Whitechapel, Shoreditch) | £2,670 | £604,658 | 5.3% |
| E2 (Bethnal Green) | £2,383 | £541,641 | 5.3% |
| E9 (Homerton, Hackney Wick) | £2,300 | £541,417 | 5.1% |
| EC1 (Old Street, Clerkenwell) | £3,143 | £767,251 | 4.9% |
| N1 (Hoxton, De Beauvoir Town) | £2,990 | £735,452 | 4.9% |
| E5 (Clapton) | £2,287 | £566,702 | 4.8% |
| N15 (South Tottenham) | £1,920 | £481,607 | 4.8% |
| E8 (Hackney Central, Dalston) | £2,421 | £616,448 | 4.7% |
| N4 (Manor House, Finsbury Park) | £2,433 | £625,977 | 4.7% |
| N16 (Stoke Newington) | £2,237 | £645,920 | 4.2% |
| EC2 (Shoreditch) | £3,520 | £1,138,311 | 3.7% |
E1 and E2 share the top yield at 5.3%, but their underlying profiles differ. E1 (Whitechapel, Shoreditch) commands a higher rent of £2,670 per month on a higher asking price of £604,658. E2 (Bethnal Green) achieves the same yield with a lower rent of £2,383 on a lower asking price of £541,641. Both postcodes deliver identical headline returns through different price-to-rent ratios.
E9 at 5.1% yield pairs competitive returns with positive five-year growth of 3.7%. That combination of income and growth in a single postcode is relatively uncommon in inner London. E9 covers Homerton and Hackney Wick, where the East Wick and Sweetwater regeneration is adding new rental stock and amenities.
EC2's 3.7% yield is the lowest in the borough. The £3,520 monthly rent is the highest in Hackney, but the £1,138,311 asking price dilutes the return. EC2 is a capital-appreciation play in a thin market rather than an income-driven investment. For a comparison of yields across the capital, see our analysis of London's highest rental yield areas.
Is Hackney Rent High?
Monthly rents in Hackney consume between 46.6% and 85.4% of the local median gross monthly salary. These are high ratios, even by London standards. The table below shows each postcode's rent as a percentage of Hackney's median gross monthly income.
The median gross weekly salary in Hackney is £951.60, which equates to £4,124 per month or £49,482 per year. This is above the London regional median of £892.60 per week and the Great Britain median of £752.40 per week. Data from the Nomis Labour Market Profile (ASHE 2025).
| Rank | Area | Rent as % of Income |
|---|---|---|
| 1 | EC2 (Shoreditch) | 85.4% |
| 2 | EC1 (Old Street, Clerkenwell) | 76.2% |
| 3 | N1 (Hoxton, De Beauvoir Town) | 72.5% |
| 4 | E1 (Whitechapel, Shoreditch) | 64.8% |
| 5 | N4 (Manor House, Finsbury Park) | 59.0% |
| 6 | E8 (Hackney Central, Dalston) | 58.7% |
| 7 | E2 (Bethnal Green) | 57.8% |
| 8 | E9 (Homerton, Hackney Wick) | 55.8% |
| 9 | E5 (Clapton) | 55.5% |
| 10 | N16 (Stoke Newington) | 54.2% |
| 11 | N15 (South Tottenham) | 46.6% |
EC2 rents consume 85.4% of the median monthly salary. At £3,520 per month against a median gross income of £4,124, this is an extreme ratio. In practice, EC2 tenants typically earn well above the borough median. The rental market here serves City workers and tech professionals whose individual incomes or household incomes comfortably exceed the local authority average.
Seven postcodes cluster between 54.2% and 64.8%. This middle band represents the bulk of Hackney's rental market, where rents of £2,237 to £2,670 per month sit at roughly 55% to 65% of the median gross monthly salary. These are high ratios by national standards but typical for inner London, where sharers and dual-income households are the norm rather than single earners renting alone.
N15 at 46.6% is the most affordable. At £1,920 per month, N15 rents sit below half the median gross monthly salary. This is the only Hackney postcode where the rent-to-income ratio drops below 50%.
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Are House Prices High? Price-to-Earnings Ratios
Purchasing a property in Hackney requires between 9.7 and 23.0 times the median annual salary. This is based on the Nomis Labour Market Profile for Hackney showing the median gross annual income for Hackney residents is £49,482. The England benchmark, calculated as the England average property price divided by the Great Britain median annual salary, is approximately 7.4. Every Hackney postcode exceeds this by a wide margin.
| Rank | Area | Price-to-Earnings Ratio |
|---|---|---|
| 1 | N15 (South Tottenham) | 9.7 |
| 2 | E2 (Bethnal Green) | 10.9 |
| 3 | E9 (Homerton, Hackney Wick) | 10.9 |
| 4 | E5 (Clapton) | 11.5 |
| 5 | E1 (Whitechapel, Shoreditch) | 12.2 |
| 6 | E8 (Hackney Central, Dalston) | 12.5 |
| 7 | N4 (Manor House, Finsbury Park) | 12.7 |
| 8 | N16 (Stoke Newington) | 13.1 |
| 9 | N1 (Hoxton, De Beauvoir Town) | 14.9 |
| 10 | EC1 (Old Street, Clerkenwell) | 15.5 |
| 11 | EC2 (Shoreditch) | 23.0 |
N15 at 9.7 times earnings has the lowest price-to-earnings ratio in Hackney. At £481,607 against a median annual salary of £49,482, N15 is the closest any Hackney postcode comes to affordability in local salary terms. It is still 31% above the England benchmark of 7.4.
Six postcodes sit between 10.9 and 12.7 times earnings. E2, E9, E5, E1, E8, and N4 form a cluster where property prices are roughly 11 to 13 times the local median income. These are the postcodes where the mathematics of buy-to-let works on the strongest rental yields (E1 and E2 at 5.3%) relative to the capital required.
EC2 at 23.0 times earnings is in a different category entirely. At £1,138,311, this is a market driven by investment capital rather than local salary multiples. Mortgage affordability calculations based on individual earnings have limited relevance in a postcode where most purchasers are cash buyers or overseas investors.
Deposit Requirements in Hackney
A 30% deposit on a Hackney property ranges from £144,482 in N15 to £341,493 in EC2. The table below shows the deposit required for each postcode based on the current asking price. These figures represent the capital needed alongside a 70% loan-to-value buy-to-let mortgage. For a full breakdown of purchase costs, see our stamp duty calculator.
| Rank | Area | 30% Deposit Required |
|---|---|---|
| 1 | N15 (South Tottenham) | £144,482 |
| 2 | E9 (Homerton, Hackney Wick) | £162,425 |
| 3 | E2 (Bethnal Green) | £162,492 |
| 4 | E5 (Clapton) | £170,011 |
| 5 | E1 (Whitechapel, Shoreditch) | £181,397 |
| 6 | E8 (Hackney Central, Dalston) | £184,934 |
| 7 | N4 (Manor House, Finsbury Park) | £187,793 |
| 8 | N16 (Stoke Newington) | £193,776 |
| 9 | N1 (Hoxton, De Beauvoir Town) | £220,636 |
| 10 | EC1 (Old Street, Clerkenwell) | £230,175 |
| 11 | EC2 (Shoreditch) | £341,493 |
The gap between the cheapest and most expensive deposit is £197,011. N15's £144,482 buys entry to Hackney's rental market at a 4.8% gross yield. EC2's £341,493 buys a 3.7% yield in a thin, volatile market. The deposit table mirrors the asking price table exactly, but the absolute numbers bring the capital commitment into sharper focus.
Six postcodes require deposits between £162,000 and £188,000. E9, E2, E5, E1, E8, and N4 form a band where a 30% deposit sits in the low-to-mid £160,000s to mid-£180,000s. This is the deposit range that aligns with the borough's highest yields (5.1% to 5.3%). For a full breakdown of buy-to-let costs including stamp duty, legal fees, and ongoing expenses, see our cost guides.
What the Hackney Data Tells Buy-to-Let Investors
E1 and E2 lead the borough on gross yield at 5.3%, with E9 close behind at 5.1%. All three postcodes offer deposits under £182,000 at 30%. E1 (Whitechapel, Shoreditch) and E2 (Bethnal Green) serve a rental market of young professionals and sharers drawn to proximity to the City and Shoreditch's commercial quarter. E9 (Homerton, Hackney Wick) adds the regeneration dimension, with 1,500 new homes being delivered at East Wick and Sweetwater. For current investment property opportunities in Hackney and across the UK, see our listings page.
E5 (Clapton) has delivered the strongest capital growth: 11.4% in one year, 8.8% over three years, and 4.2% over five. Its 4.8% yield trails the top two by half a percentage point, but the growth profile sets it apart. E8 (Hackney Central, Dalston) leads on five-year growth at 4.9% with a 4.7% yield. These eastern postcodes have outperformed the borough average on capital appreciation while maintaining mid-range yields.
EC1 has declined 22.4% over five years and EC2 has dropped 2.0%. EC1's one-year fall of 16.5% is the sharpest current decline in the borough. Low sales volumes (17 and 5 per month respectively) and turnover rates of 3-4% mean limited liquidity and volatile pricing.
EC2's asking price of £1,138,311 and 3.7% yield reflect a market where the investment case rests on capital appreciation rather than income. The five-year data does not support that case at present. For off-market property that may not appear on public portals, our buyer introduction service covers all Hackney postcodes.
Hackney operates under a selective licensing scheme in parts of the borough. Landlords letting privately rented properties in designated areas are required to obtain a licence from the council.
How Hackney Compares
Hackney's mean asking price of £660,489 and top yield of 5.3% sit in the middle of its neighbouring East London boroughs. The table below compares Hackney against four adjacent boroughs. All data uses mean asking prices and mean monthly rents across each borough's postcodes, with the top single-postcode gross yield. For the full list of best buy-to-let locations across the UK, see our comparison guide.
| Location | Mean Asking Price | Mean Monthly Rent | Top Gross Yield |
|---|---|---|---|
| Newham | £436,988 | £2,193 | 6.6% |
| Waltham Forest | £509,842 | £1,988 | 5.9% |
| Haringey | £590,130 | £2,065 | 5.7% |
| Hackney | £660,489 | £2,573 | 5.3% |
| Islington | £693,161 | £2,698 | 5.1% |
Newham offers the lowest entry price at £436,988 and the highest top yield at 6.6%. At £223,501 cheaper than Hackney's mean asking price, Newham delivers a 1.3 percentage point yield advantage. The trade-off is location: Newham sits further from the City and Shoreditch.
Waltham Forest at £509,842 mean asking price and 5.9% top yield offers a middle ground. It is £150,647 cheaper than Hackney with 0.6 percentage points more yield. Haringey at £590,130 sits closer to Hackney on price but delivers 5.7% at the top end, 0.4 points above Hackney.
Islington is the most expensive comparison at £693,161 with a top yield of 5.1%. Islington is £32,672 more expensive than Hackney and delivers 0.2 percentage points less yield. Both boroughs share the N1 postcode at their boundary. The price and yield gap between them is the narrowest in the table.
Frequently Asked Questions
What are the highest-yielding postcodes in Hackney?
E1 (Whitechapel, Shoreditch) and E2 (Bethnal Green) share the highest gross rental yield in Hackney at 5.3%. E1 achieves this on a higher asking price of £604,658 with monthly rents of £2,670, while E2 delivers the same yield on a lower asking price of £541,641 with rents of £2,383. E9 (Homerton, Hackney Wick) follows at 5.1%. The lowest yield is 3.7% in EC2 (Shoreditch), where the £1,138,311 asking price dilutes the return despite the borough's highest rent of £3,520 per month.
How does Hackney compare to Newham and Haringey for buy-to-let?
Hackney has a higher entry cost and lower top yield than both neighbouring boroughs. Newham's mean asking price is £436,988 with a top yield of 6.6%, and Haringey's is £590,130 with 5.7%. Hackney's mean asking price of £660,489 is the highest of the three, but its mean monthly rent of £2,573 exceeds both Newham (£2,193) and Haringey (£2,065) in absolute rental income terms.
How much has property in Hackney grown over the last five years?
Hackney's average sold price has grown 2.6% over five years, from £606,513 in January 2021 to £622,207 in January 2026. The borough-wide figure masks a wide postcode split. E8 (Hackney Central, Dalston) has grown 4.9%, E5 (Clapton) 4.2%, and E9 (Homerton, Hackney Wick) 3.7%. EC1 (Old Street, Clerkenwell) has declined 22.4% over the same period, the deepest five-year fall in the borough. Over 30 years, Hackney has grown 807.3% from £68,577 in January 1996.
What regeneration is happening in Hackney?
Three major regeneration programmes are delivering over 7,000 new homes across the borough. Woodberry Down is the largest single-site scheme, delivering 5,500+ homes through Hackney Council, Berkeley Homes, and Notting Hill Genesis, with over 2,000 built since 2009. Hackney Central has received £19 million+ from the Levelling Up Fund for town centre improvements including 55 Morning Lane and Town Hall Square. Hackney Wick is adding 1,500 new homes at East Wick and Sweetwater on the Olympic Park fringe.
How much deposit do I need to buy a property in Hackney?
A 30% deposit in Hackney starts from £144,482 in N15 (South Tottenham) on an asking price of £481,607. Six postcodes require deposits between £162,000 and £188,000: E9, E2, E5, E1, E8, and N4. EC2 requires the highest deposit at £341,493 on an asking price of £1,138,311. Total purchase costs including stamp duty, legal fees, and survey costs will add to these figures.
What is the average house price in Hackney?
The average sold price in Hackney is £622,207 as of January 2026, according to the HM Land Registry House Price Index. This is 114.2% above the England average of £290,437 and 12.2% above the London average of £554,422. By property type, detached houses average £1,373,792, semi-detached £1,208,091, terraced houses £976,791, and flats and maisonettes £540,552.
What types of flats and houses are for sale in Hackney?
Flats and maisonettes dominate Hackney's housing stock, averaging £540,552 at the Land Registry level. Asking prices for flats range from £481,607 in N15 (South Tottenham) to over £1 million in EC2 (Shoreditch). Victorian and Georgian terraced houses are the next most common type, averaging £976,791 across the borough. Semi-detached and detached houses are rare in Hackney and command significant premiums when they appear on the market. New-build flats are concentrated in Hackney Wick (E9) around the Olympic Park fringe and in the Woodberry Down regeneration area near Manor House. Investors looking at repossessed houses for sale or ex-council stock will find most opportunities in the E5, E8, and E9 postcodes where conversion flats and ex-local authority properties are more prevalent.