Hackney is one of the few London boroughs where house prices are rising while the rest of the capital falls. But it isn’t a single market moving in one direction—it’s two very different markets operating side by side. Terraced houses are in strong demand and achieving meaningful price growth. Flats are holding their value but not growing. Understanding which side of that divide your property sits on and what’s driving the gap is what this article is about.
Every figure in this guide comes from one of two places: official government data (the ONS / Land Registry UK House Price Index and Rightmove Land Registry data) and Assure Move’s own sales activity across Hackney and East London over the past six to twelve months. The official averages tell you what happened across the whole borough last month, but they can’t tell you why a terraced house on one street went under offer in a week while a flat two roads over sat for months. Our data can, because we were the ones handling both sales.
Where you see “Tony’s take,” that’s Tony Mixides, Assure Move’s co-director, giving his own read on what’s happening—his opinion, not data points.
If you’re a seller, that distinction is the difference between pricing your property correctly the first time and losing months on the market finding out the hard way. If you’re a buyer, it’s the difference between knowing what you’ll actually pay in the street you want, rather than a borough-wide average that may not reflect it at all.
Hackney House Prices Are Rising, But It's Two Markets, Not One
According to the Office for National Statistics, the average house price in Hackney reached £613,000 in April 2026 (provisional), up 1.3% from April 2025. Across London as a whole, the average house price fell 2.1% over the same period, to £553,000. Hackney is one of the few London boroughs currently outperforming a declining capital-wide market.
But that headline average masks a widening gap. Terraced houses in Hackney rose 4.1% in the year to April 2026. Flats and maisonettes, which make up roughly 77% of everything that actually sells in the borough, moved essentially nowhere over the same period.
Tony's take
The £613,000 ONS average is accurate as a borough-wide figure, but it’s important to remember that Hackney is one of London’s most varied boroughs, so it doesn’t tell the whole story. London Fields, De Beauvoir, and Stoke Newington regularly sell significantly above that average, particularly for family homes, while Clapton, Homerton, and Hackney Wick tend to sit below it. Houses continue to outperform flats: Victorian family homes remain in very high demand, while flats have become a far more price-sensitive market because of affordability, mortgage rates, and service charges.
Assure Move's Own Data: What We Are Achieving in the Hackney Sales Market
Before we look at the wider market data, here is what our own sales activity tells us about the Hackney market in 2026.
Assure Move Internal Sales Data: Hackney and East London (estimated market averages, last 6-12 months)
| Property type | Average sale price | Average time to sale agreed | Average viewings | Average offers |
|---|---|---|---|---|
| Flats | £520,000-£575,000 | 8-12 weeks | 8-12 | 2-3 |
| Terraced houses | £1.15m-£1.35m | 3-6 weeks | 12-18 | 3-6 |
| Semi/detached houses | £1.4m+ | 4-8 weeks | 10-16 | 2-5 |
A few patterns sit underneath these numbers. Well-priced flats are typically agreeing a sale in 35 to 50 days. Well-priced terraced houses are typically agreeing in 18 to 35 days, roughly half the time. Properties launched above market value tend to remain available considerably longer and usually need a price reduction of around 4 to 8% before they attract a serious offer.
Tony's take
What sold quickly, and why
There’s a clear difference in buyer demand between the two property types right now. Victorian terraced houses continue to generate the strongest competition because supply remains extremely limited while family demand stays high. A correctly priced terraced house can often generate multiple offers within the first month. An equivalent flat may take two to three months to reach the same point unless it’s priced competitively from the start.
What took longer, and why
Flats continue to sell steadily, but buyers are considerably more selective than they were two or three years ago. High service charges, shorter leases and higher borrowing costs have made buyers much more price-conscious, so flats that don’t price in that reality from day one sit for longer.
The Key Market Data: Hackney House Prices in 2026
Here is the full official data picture, drawn from ONS and Land Registry sources, alongside current market listing data.
Official achieved prices, ONS/Land Registry (April 2026, provisional)
| Metric | Figure | Annual change |
|---|---|---|
| Average house price, all buyers | £613,000 | +1.3% |
| Average price, first-time buyers | £555,000 | +0.9% (in line with Apr 2025) |
| Average price, home movers | £755,000 | +2.3% (from £738,000) |
| Average price, mortgage buyers | £606,000 | +1.2% (from £599,000) |
| Average price, cash buyers | £638,000 | +2.1% (from £625,000) |
| Terraced house price | £959,000 | +4.1% year-on-year |
| Flat and maisonette price | £532,000 | Approximately 0% year-on-year |
| London average house price | £553,000 | -2.1% |
| UK average house price | £270,000 | +3.8% (from £260,000) |
| Hackney vs 2022 peak (£730,138) | - | -5% below peak |
All ONS/Land Registry figures are provisional and subject to revision. The 2022 peak comparison uses Rightmove Land Registry data.
Official achieved prices, ONS/Land Registry (April 2026, provisional)
| Property type | Average asking/listing price | Source |
|---|---|---|
| Flats (all sizes) | £480,000-£554,912 | Rightmove/GetAgent |
| Terraced houses | £1,223,618 average | Rightmove |
| Semi-detached houses | £1,580,295 average | Rightmove |
| Average time on market | 14 weeks | GetAgent |
| Average asking price (all types) | £673,512 | GetAgent |
Asking price and listing data reflect current market activity and are distinct from ONS-achieved price data. Worth noting: even as average listing prices in Hackney have risen 2.5% over the past six months, asking prices are still being reduced by an average of 2.1% over the same period before going under offer. That’s a reminder that even in a rising market, realistic initial pricing remains the deciding factor in sale speed, which lines up with what Tony sees on the ground above.
Micro-Area Intelligence: Where in Hackney Prices Are Moving Fastest
This is the section no data aggregator can write. What follows is based on what Assure Move is seeing on the ground across the borough.
De Beauvoir remains one of Hackney’s premium residential locations. Victorian terraces here typically achieve £1.5m to £2m and above, while period conversions command among the highest flat values within E8. Demand remains consistently strong thanks to limited housing stock, attractive streets and proximity to both Islington and Shoreditch. Typical marketing periods for family homes are around 3 to 5 weeks when priced correctly.
This remains one of East London’s strongest-performing markets. Two-bedroom flats typically achieve £700,000 to £900,000 and Victorian terraces £1.6m to £2.4m and above. The strongest-performing streets include Broadway Market, Wilton Way, Ada Street and Richmond Road. Premium homes continue to attract multiple offers where pricing is realistic.
Stoke Newington continues to outperform much of Hackney for family housing, driven by Church Street, Clissold Park and a concentration of highly regarded schools. Well-presented family houses regularly agree a sale within about 4 to 6 weeks.
Dalston performs slightly differently to its E8 neighbours. Demand remains strong among younger professionals and first-time buyers because of transport links and nightlife, but buyers here are noticeably more price-sensitive than previously. Modern apartment developments generally see more negotiation than Victorian conversions. Compared with De Beauvoir or London Fields, demand remains healthy, though sharper pricing is often required.
Clapton continues to represent strong value. The gap between Clapton and London Fields has narrowed over the last decade, though London Fields still commands a significant premium. Buyer demand has strengthened around Lower Clapton, Chatsworth Road and Millfields Park, and many buyers now view Clapton as excellent value relative to neighbouring districts.
Demand here remains healthy, particularly among professionals buying modern apartments near the canal and Hackney Wick station. Price growth has been steadier than in the premium family-house markets, though buyer demand remains consistent.
Tony’s Take: Where the Market is Softest
The current weaker sectors are large apartment developments with high service charges, one-bedroom leasehold flats, flats with short leases, and modern apartments launched at ambitious asking prices. These generally remain on the market longer and frequently need a price reduction before attracting serious buyers. By contrast, Victorian houses, family homes and period conversions with gardens continue to perform well.
What Is Driving the Hackney Market in 2026
Across London, prices fell 2.1% in the year to April 2026. Hackney rose 1.3% over the same period. That gap reflects a specific set of demand drivers particular to this borough.
Mortgage affordability, and a note of caution
The Bank of England base rate was cut to 3.75% in December 2025 and has been held there through four consecutive Monetary Policy Committee meetings since, most recently on 18 June 2026. For buyers with larger deposits purchasing in the £500,000-£700,000 range, which covers a significant portion of Hackney’s first-time buyer flat market, the earlier rate cuts have continued to filter through to mortgage offers, bringing some buyers back who were priced out in 2023-2024. It’s worth noting the rate outlook has become less certain since the spring: markets are now weighing a hold or even a rise later in 2026 rather than further cuts, so this affordability tailwind shouldn’t be assumed to continue indefinitely.
The borough's lifestyle offer has become mainstream
What was once considered edgy or niche about Hackney, the independent food scene, the creative community, the canal-side lifestyle, has become broadly desirable to a much wider buyer demographic, sustaining demand from buyers who might previously have looked to Islington.
Supply of houses remains genuinely constrained
The borough’s housing stock is predominantly Victorian and Edwardian terraces and mansion block conversions. Planning restrictions and conservation area status mean new supply of family houses is extremely limited, which keeps prices for houses holding up.
The flat market faces a structural supply surplus
New-build flat development around Hackney Wick, the Olympic fringe and the canal corridor has added supply at the same time as landlord sales have released existing flat stock into the market.
Tony's take: The biggest influence on the Hackney market right now is pricing
Mortgage affordability means buyers are far more disciplined than they were during the pandemic market. Properties launched at realistic values continue generating strong interest and multiple offers, while properties launched 5 to 10% above market value often remain available significantly longer before eventually reducing. Unless mortgage affordability improves substantially, this is likely to remain the dominant trend through the next 12 months.
What This Means If You Are Selling in Hackney
Terraced house owners are in the strongest position. If you own a two, three or four-bedroom terraced house in E8, N16 or E5, the data supports 2026 as a good time to sell: prices for this property type are rising, supply is constrained, and motivated buyers are active. Flat owners need to price with precision: the flat price stagnation is real, and a flat priced at 2022 peak levels in 2026 will simply sit and accumulate days on market.
Tony's take
Price correctly from day one. The first two weeks of marketing remain the strongest opportunity to generate competition. Attempting to “leave room for negotiation” generally results in fewer viewings, fewer offers and a longer selling period.
What This Means If You Are Buying in Hackney
Prices remain approximately 5% below the 2022 peak of £730,138, and Hackney is currently outperforming London overall in price growth terms. For buyers seeking houses in the most in-demand streets, acting slowly is costly: properties in De Beauvoir, the London Fields streets and Stoke Newington’s family catchment areas are often under offer within days when priced correctly.
Tony's take
Don’t ignore properties that have already been listed for several weeks. Many have simply been launched too optimistically rather than being poor properties. The current market gives buyers considerably more negotiating power than in previous years, particularly when purchasing flats.
Assure Move: North and East London’s Trusted Property Experts
Tony Mixides and Luke Paschali founded Assure Move to be the kind of estate agency that gives clients honest, data-informed advice, not the advice that serves the agency’s commission. We operate from two offices, 1345 High Road, Whetstone N20 and 457 Queensbridge Road, Hackney E8, and sell and let properties across E8, E5, N16, N4 and the broader East London area.
If you’re a homeowner in Hackney who would like an honest, no-obligation assessment of what your property is worth in the current market or a buyer looking for your next home, we’d be glad to help. We’re often aware of properties coming to market before they’re publicly listed.
Buying and Selling in Hackney FAQs
What is the average house price in Hackney in 2026?
According to the ONS, the average house price in Hackney was £613,000 in April 2026, a provisional 1.3% increase from April 2025. This compares to a London average of £553,000, which fell 2.1% over the same period.
Are Hackney house prices going up or down in 2026?
Overall, prices are up 1.3% year-on-year, but this masks a significant split. Terraced houses rose 4.1% in the year to April 2026, while flats and maisonettes, roughly 77% of all Hackney property sales, held approximately flat.
Are Hackney house prices still below the 2022 peak?
Yes. Overall sold prices are currently approximately 5% below the 2022 peak of £730,138, according to Rightmove Land Registry data.
What is the average price for a flat in Hackney in 2026?
Flats have an average sold price of approximately £554,912 according to Rightmove, and an ONS average price of £532,000. Current asking prices range from roughly £480,000 to £575,000 depending on size, location and specification.
What is the average price for a terraced house in Hackney in 2026?
Terraced houses have an average sold price of approximately £1,223,618 according to Rightmove, and Assure Move’s own recent sales have ranged £1.15m to £1.35m. Prices vary significantly by location: De Beauvoir, London Fields and Stoke Newington command premiums above this average.
How long does it take to sell a property in Hackney in 2026?
Properties are currently spending an average of 14 weeks on the market before going under offer, according to GetAgent. Well-priced terraced houses in high-demand areas are agreeing sales in as little as 3 to 6 weeks, while overpriced properties or flats can take considerably longer.
Is now a good time to sell in Hackney?
For terraced house owners, the data strongly supports 2026 as a good time to sell. For flat owners, the market is more nuanced: prices aren’t falling, but they aren’t growing either, so realistic pricing from day one is essential.
Is now a good time to buy in Hackney?
Prices are approximately 5% below the 2022 peak, and Hackney is outperforming London overall in price growth terms. For buyers with finance in place, 2026 represents a more favourable entry point than 2021 or 2022, though the terraced house market is competitive and moves quickly.
What is the difference between asking price and achieved price in Hackney?
Asking prices, the figures you see on Rightmove and Zoopla, are set by sellers and agents as a starting point for negotiation. Achieved prices are what properties actually sell for, as recorded by the Land Registry once a sale completes. The ONS/Land Registry data in this article reflects achieved prices, the most accurate measure of what the Hackney market is actually doing.
How do I find out what my Hackney property is worth in 2026?
The most reliable approach combines an online valuation with an in-person appraisal from an agent actively selling in your specific area. Assure Move offers a free, no-obligation market appraisal for Hackney homeowners, based on current market activity and comparable recent sales.
Assure Move are independent estate and letting agents based in Whetstone (1345 High Road, N20 9HR) and Hackney (457 Queensbridge Road, E8 3AS). Telephone: 0203 971 2294. This article is intended as a general market overview and does not constitute financial or legal advice. Data sourced from the ONS UK House Price Index, HM Land Registry, Rightmove, GetAgent and Assure Move’s own internal sales data, correct at time of writing, July 2026.
