Neighbourhood · Hackney

Haggerston West & Kingsland Basin: house prices and how the area is changing

Official figures for the Haggerston West & Kingsland Basin neighbourhood of Hackney, England (ONS area Hackney 025). Headline figures assembled 11 October 2026. Postcodes E2, E8, N1. Figures that read a point use the neighbourhood's centre, near N1 5RN.

A middle-income neighbourhood, showing some signs of gentrification

Haggerston West & Kingsland Basin is a middle-income neighbourhood; it shows some signs of gentrification against Hackney (5 of 20 signals rising, none falling). Flats here typically resell for £550,000 (median resale price, 2023-2025). Recorded crime is lower than across Hackney (0.8 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Haggerston, is about a 6-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 11 October 2026; source dates are shown below.

Typical flat price

£550,000

Median resale price of flats in the neighbourhood, 2023-2025; +16% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Some signs

Weighted balance +0.30; 5 of 20 signals up, 0 down, against the borough; capped at Some signs: in England's most income-deprived areas, Clear or Strong signs need prices and incomes both rising against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 3 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 8 small areas range from decile 2 to 8.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£72,200

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.8 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Haggerston West & Kingsland Basin sits in Hackney

Typical flat price: joint 9th highest of the 29 neighbourhoods in Hackney with enough flat sales for one
Average household income: 12th highest of 30 neighbourhoods in Hackney

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 11 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Haggerston West & Kingsland Basin

Median resale price of flats each year here and across Hackney, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 11 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

5 of 20 counted signals point towards rising affluence against Hackney, 0 the other way and 15 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Degree-educated residents
Catching up with neighbouring areas
Homes selling
Borough against the region
Benefit claims (DWP)

Stations and schools nearby

Nearest stations

Haggerston Railway station, about a 6-minute walk from the neighbourhood's centre (410 m in a straight line). About 32 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Dalston Junction (about 3 min) and Clapham Junction (about 44 min).
Old Street Underground station, about a 16-minute walk from the neighbourhood's centre (1.3 km in a straight line).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Hoxton Garden Primary 260 m from the neighbourhood's centre. Ofsted: Ungraded visit: Improved significantly (Jul 2025).
Nearest state secondary school Waterside Academy 340 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 6 areas (Jan 2026).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Haggerston West & Kingsland Basin

What is the typical flat price in Haggerston West & Kingsland Basin?

£550,000. Median resale price of flats in the neighbourhood, 2023-2025; +16% against 2017-2019.

How does Haggerston West & Kingsland Basin compare with the rest of Hackney?

Typical flat price: joint 9th highest of the 29 neighbourhoods in Hackney with enough flat sales for one. Average household income: 12th highest of 30 neighbourhoods in Hackney.

Is Haggerston West & Kingsland Basin an affluent area?

Middle income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Haggerston West & Kingsland Basin gentrifying?

Some signs. Weighted balance +0.30; 5 of 20 signals up, 0 down, against the borough; capped at Some signs: in England's most income-deprived areas, Clear or Strong signs need prices and incomes both rising against the borough.

What is the nearest station to Haggerston West & Kingsland Basin?

Haggerston. Railway station, about a 6-minute walk from the neighbourhood's centre (410 m in a straight line). About 32 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Dalston Junction (about 3 min) and Clapham Junction (about 44 min).

Which state schools are nearest to Haggerston West & Kingsland Basin?

Nearest state primary school. Hoxton Garden Primary. 260 m from the neighbourhood's centre. Ofsted: Ungraded visit: Improved significantly (Jul 2025). Nearest state secondary school. Waterside Academy. 340 m from the neighbourhood's centre. Ofsted: Report card: Strong standard in 6 areas (Jan 2026).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.