Local authority · London, England
Hackney
In July 2026 the average home in Hackney cost £605,729, with prices over the last year up 1.6% on the year before. Private rents averaged £2,658 a month, a gross yield of 5.0%, higher than 78% of areas in England and Wales.
Compared with every area
How Hackney compares
Each bar shows where Hackney sits among the local authorities in England and Wales: the further right, the better for a landlord.
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Gross yield 5.0%Higher than 78% of areas · 71st of 316
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Price growth, 1 year +1.6%Faster than 48% of areas · 166th of 317
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Price growth a year, over 5 years +0.8%Faster than 4% of areas · 304th of 317
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Rent growth, 1 year +4.0%Faster than 32% of areas · 214th of 316
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Price change, latest 3 months on a year before −1.0%Stronger than 14% of areas · 274th of 317
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Price volatility 2.9%Steadier than 99% of areas · 4th of 317
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Average price £605,729Cheaper than 4% of areas · 305th of 317
History
Prices and rents over time
Dashed lines are provisional months: Land Registry is still adding late sales, so they can move a little.
Growth a year
| Over | Prices | Rents |
|---|---|---|
| 1 year | +1.6% | +4.0% |
| 3 years | +0.5% | +8.3% |
| 5 years | +0.8% | +6.0% |
| 10 years | +1.3% | – |
3, 5 and 10 years are the steady rate a year over that time, so they compare with 1 year. Each compares 12-month averages, which keeps one unusual month out.
Momentum and risk
Volatility is how much the yearly change has swung over five years, in percentage points: lower is steadier. Sales are those recorded so far; the newest months are still filling in.
In past downturns
| Peak to low point | Hackney | Typical area | London |
|---|---|---|---|
| The 2008-09 crash (Nov 2007 to Apr 2009) | −10.7% | −17.4% | −16.7% |
| The 2022-24 dip (Nov 2022 to Mar 2024) | −2.7% | −4.1% | −5.2% |
After the 2008-09 crash, prices in Hackney took 3.7 years from the 2007 peak to get back to it, in cash terms.
This is history, not a forecast. When we checked, how far an area fell in 2008-09 didn't predict how far it fell in 2022-24 compared with its neighbours, but regions followed much the same pattern both times. Falls use the 3-month average price, from the national peak to the national low point.
Area scores
Hackney's scores
Each score runs from 0 to 100 against every other area, and higher is always better: a high risk score means low risk.
How it's made
- Gross yield46.2
- Rent growth, 1 year7.4
- Rent change, latest 3 months on a year before3.6
How it's made
- Price growth, 1 year21.8
- Price change, latest 3 months on a year before7.0
- Rent change, latest 3 months on a year before5.5
- Price growth a year, over 5 years0.0
- Rent growth, 1 year3.7
How it's made
- Gross yield26.4
- Price growth, 1 year10.9
- Rent growth, 1 year5.6
- Price growth a year, over 5 years0.0
- Sales in the last 12 months1.1
- Price volatility5.0
- Rent volatility0.0
How it's made
- Price change, latest 3 months on a year before14.0
- Rent change, latest 3 months on a year before18.2
How it's made
- Price volatility40.0
- Sales in the last 12 months8.4
- Rent volatility0.0
Would a buy-to-let in Hackney pay?
Start from a typical home here, then change the numbers to the one you're looking at. The calculator counts stamp duty, fees, the mortgage and Section 24.
London
Areas like this one
Matched by machine learning on price, growth over 1 and 5 years, how steady prices are and sales. In the past, areas matched this way in the same region went on to grow more like each other than like the region as a whole. That's a pattern, not a forecast.
About these figures
Updated with July 2026 data on 10 October 2026. Prices come from the UK House Price Index, rents from the ONS Price Index of Private Rents. The newest months are provisional and can be revised. Figures are for information only and are not financial advice.
Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Source: Office for National Statistics licensed under the Open Government Licence v.3.0.
Postcodes are matched to areas with the ONS postcode lookup. Contains OS data © Crown copyright and database right 2026. Contains Royal Mail data © Royal Mail copyright and database right 2026.