Haggerston West & Kingsland Basin
Hackney 025 · 8 sub-areas · 13,766 residents
Hackney 025 is a dense, energetic pocket of Hackney in east London, home to around 13,800 people. A typical two-bedroom flat lets for about £2,430 a month — noticeably below the central London rate but firmly within the higher-cost inner-east bracket. The standout figure: over half of residents work from home, making this one of London's most remote-worker-heavy neighbourhoods.
Haggerston West & Kingsland Basin is a mid-density neighbourhood of Hackney in the London region. It sits between busier and quieter parts of the local authority and isn't dominated by a single use — there's a mix of workplaces, housing and local services. The population skews young, with a high concentration of 18- to 34-year-olds; a high share of adults are degree-educated, which often shows up in the kind of jobs people commute to.
Overview
What's it like to live in Haggerston West & Kingsland Basin?
The area is unusually green for its density — 11 parks and 17 playgrounds sit within five minutes' walk of the centroid; food and drink within walking distance is workable but not dense — around 43 restaurants and 7 pubs in five minutes; the cultural offer is one of the area's draws — dozens of theatres, museums and galleries within two kilometres; Recorded crime is higher than the national norm — common for built-up urban areas, but worth weighing if you're looking for a quieter base; Public transport is genuinely strong; most errands and a fair share of social life don't need a car; rents sit firmly in the upper bracket nationally, with a typical home letting at around £2,598 a month; gigabit broadband is effectively universal.
Generated from the latest May 2026 data · refreshed automatically
Figures are aggregated across 8 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Haggerston West & Kingsland Basin in Hackney
Living in Haggerston West & Kingsland Basin
Hackney 025 sits in inner east London, and the numbers tell you a lot about what living here feels like. More than half of residents — 54% — work from home, which is unusual even by post-pandemic London standards. The streets have that mix of purposeful energy and neighbourhood quietness: cafés busy in the middle of the day, parks within easy reach, and a population that skews young and highly educated.
On rent, you're paying inner-London prices without quite reaching the peaks of Zone 1. A two-bedroom comes in around £2,430 a month, and a one-bedroom closer to £1,950 — double the UK national median for equivalent sizes, but that's the reality of inner east London. What you're getting for the money is genuine city density: greenspace within 200 metres for nearly nine in ten residents, and a rail station under 400 metres away (roughly a five-minute walk).
The population here is predominantly young — over a third of residents are aged 18 to 34, and the under-50s make up around four in five of the total. It's heavily renter-dominated: only about one in six households owns outright or with a mortgage, while nearly half are in social housing, which gives the area a more economically mixed character than the degree figures (57% hold a degree) might suggest on their own.
Ethnically, it's one of the more diverse parts of an already diverse borough, with a diversity index of 66 and just over half of residents UK-born. If you're weighing up which part of Hackney to settle in, the trade-off here is clear: rents are real, crime is a genuine consideration, but the transport links are excellent and greenspace is genuinely walkable. See the streets and sub-areas below for more.
What you'll need on day one
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Frequently asked
- Is Hackney 025 a nice place to live?
- It depends on your priorities. The transport links are excellent, greenspace is genuinely close by — within 200 metres for nearly nine in ten residents — and the area has a young, educated, diverse population. The trade-offs are real though: crime runs above the national average and rents are high relative to take-home pay for most earners. It suits people who value central access and urban energy over quiet affordability.
- What is the rent in Hackney 025?
- A one-bedroom flat runs around £1,950 a month, a two-bedroom about £2,430, and a three-bedroom closer to £2,780. These are estimates scaled from borough-level ONS data using local sale prices. Rents rose around 2.5% over the past year. The median asking price for a property to buy sits just over £503,000.
- Is Hackney 025 safe?
- Crime runs at around 114 incidents per 1,000 residents a year — above the UK national rate of roughly 80. That's consistent with most densely populated inner-east London neighbourhoods. It's not exceptional by Hackney standards, but it's worth factoring in, particularly around busy transport nodes and commercial streets.
- What's the commute from Hackney 025 to central London?
- Around five minutes by public transport to the nearest major hub — one of the shortest commute times you'll find in inner east London. The nearest mainline rail station is roughly 400 metres away (about a five-minute walk), and the nearest metro or overground station is around 1.3km.
- Who lives in Hackney 025?
- Mostly young renters — over a third of residents are 18 to 34, and nearly half of all households are in social housing. Around 57% hold a degree, making it a graduate-heavy area despite its economic mix. Just over half of residents were born in the UK, and the diversity index is 66, reflecting a genuinely mixed community.
- What schools are near Hackney 025?
- There are 473 schools within 2km, but only around 39% are rated Good or Outstanding — well below the national average of roughly 89%. The nearest Outstanding-rated school is about 420 metres away. If schools are a key factor, check individual catchment boundaries carefully, as proximity doesn't guarantee a place.
- Why do so many people in Hackney 025 work from home?
- Over 54% of residents work from home — unusually high even for post-pandemic London. That likely reflects the high graduate and professional share of the population, with many residents in tech, knowledge economy or creative roles that shifted permanently to remote or hybrid working. Gigabit broadband coverage is 100%, which helps.