Islington (N1) vs Hackney (E8)
The two prime gentrification stories of inner east-north London. N1 (Islington / Angel) gentrified earlier and is now established. E8 (Hackney / Dalston / London Fields) is mid-curve, with prices still catching up to inner-east peers.
Side-by-side detail
| Metric | Islington (N1) | Hackney (E8) |
|---|---|---|
| Average sale price | £305,390 | £722,061 |
| Median sale price | £262,500 | £570,000 |
| Sample size | 71 sales | 169 sales |
| Crime incidents (recent) | 1,856 | 1,660 |
| Avg EPC score | 73/100 | 66/100 |
| Avg annual energy cost | £748 | £823 |
| Local authority | Camden | Hackney |
| Country | England | England |
Bottom line
N1 is the safe choice for capital preservation; E8 is the bet for further upside. Five-year capital growth has favoured E8; the next five years probably narrow that gap. Schools, transport and amenity all comparable. The deciding factor is buyer pool: N1 attracts senior professionals and downsizers; E8 attracts the next-generation tech and creative wave. Liquidity is excellent in both.
Full data
Islington (N1)
Sold prices, crime, EPC, demographics
Full data
Hackney (E8)
Sold prices, crime, EPC, demographics
Comparing a specific property?
Full 22-section property reports for any UK address. Valuation, flood risk, planning, schools, EPC and more, from £9.99.
Get a property report