Land by postcode · E area · E8
What the open records say about the E8 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Hackney, London.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
771
Median sale price
£610,000
Median £ per m² of floor area
£10,000
Median, last 12m vs prior 12m
-2%
£612,500 → £600,000
Mix of sales: 1% detached, 3% semi-detached, 14% terraced, 83% flats.
New-build sales 2023–2024: 70 of 781 (9%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 731 live postcodes in E8 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
310 of 731 postcodes
Graham Road and Mapledene · Kingsland · Mare Street · Dalston Lane (West) · Clapton Square and 3 more
18 of 731 postcodes
1 separate direction recorded, each removing particular permitted development rights within a defined area.
No postcodes in E8 fall inside: Green Belt, National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
42% of postcodes fall within a conservation area. Inside one, demolition needs consent, some permitted development rights are reduced, and new work is assessed against the character and appearance of the area.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in E8 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 51 decided since 2021, 20 refused, typically 240 days to a decision.
24 of 51
approved, 47%
47% across London
62 homes approved of 114 applied for
Approved examples
35 London Lane, Hackney (4 new homes)
Erection of a four-storey building, plus basement level, to provide office floorspace (Use Class E) and three self-contained residential uni...
Approved 2023-05-15, Hackney ref 2021/1211
Land To Rear Of 62 Navarino Road, London (1 new home)
Demolition of single storey outbuildings and erection of two storey, 3 bedroom new build dwelling house (use class C3), on a former commerci...
Approved 2025-12-03, Hackney ref 2021/2254
9 Broadway Market, Hackney (1 new home)
Demolition of existing rear building and excavation of site to facilitate the erection of a three-storey building (across basement, ground a...
Approved 2022-11-03, Hackney ref 2022/0215
By the kind of plot, from the wording of each proposal:
13 decided since 2021, 3 refused, typically 268 days to a decision
9 of 13
approved, 69%
43% across London
Approved examples
148 - 150 Mare Street, Hackney
Installation of doors and erection of balconies for flats facing Mare St from 1st to 6th floors
Approved 2021-04-22, Hackney ref 2021/0509
Flat 3, 409 Mare Street
Erection of an additional storey above Flat 3 to provide additional bedroom accommodation
Approved 2022-03-13, Hackney ref 2021/1228
9 Broadway Market, Hackney
Demolition of existing rear building and excavation of site to facilitate the erection of a three-storey building (across basement, ground a...
Approved 2022-11-03, Hackney ref 2022/0215
4 decided since 2021, 4 refused, typically 196 days to a decision
0 of 4
approved
45% across London
Also decided here: 35 applications for outbuildings, annexes or garden buildings, 26 approved, typically 92 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
Hackney covers 97% of the sampled postcodes in E8.
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In E8, 0% of postcodes are in the Green Belt, 42% in a conservation area. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
Often, yes. 2% of postcodes in E8 are under an Article 4 direction (1 separate direction), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In E8 the median sale is £610,000, and only 9% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in E8 would be measured against a £610,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: Hackney's local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.