Average Rent, House Prices and Buy-to-Let Yield in Hackney (July 2026)
The average private rent in Hackney is £2,644 a month (ONS, July 2026) and the average house price £605,442 (HM Land Registry, June 2026): a gross yield of 5.2%, ranked 53 of 316 local authorities.
Rent in Hackney
The average private rent across all property types is £2,644 a month (+3.2% on a year earlier). The regional median in London is £1,962.
| Property | Per month | Per year |
|---|---|---|
| 1 bedroom | £1,990 | £23,880 a year |
| 2 bedrooms | £2,475 | £29,700 a year |
| 3 bedrooms | £2,830 | £33,960 a year |
| 4+ bedrooms | £3,656 | £43,872 a year |
The bedroom ladder in Hackney: one to two bedrooms adds 24.4% to the rent, two to three adds 14.3% and three to four-plus adds 29.2% (England-and-Wales medians 27.3%, 20.9% and 40.9%). The biggest step here is three to four or more bedrooms — the size where an extra room earns most, and the first place to look when comparing a conversion against its cost.
House prices in Hackney
The average price paid is £605,442 (+0.4% on a year earlier).
| Type | Average price |
|---|---|
| Detached | £1,317,139 |
| Semi-detached | £1,180,055 |
| Terraced | £952,483 |
| Flat | £525,653 |
Rents are outrunning prices in Hackney. Rents moved +3.2% over the year against +0.4% for prices — a gap of 2.8 points that lifts the gross yield a buyer sees today. Hackney ranks 196th of 316 local authorities for rent growth and 239th of 316 for price growth; the England-and-Wales medians are +3.8% and +2.8%.
Gross yield by property type in Hackney
| Type | Rent / month | Average price | Gross yield | E&W median |
|---|---|---|---|---|
| Flat | £2,475 | £525,653 | 5.7% | 7.5% |
| Terraced house | £2,830 | £952,483 | 3.6% | 5.7% |
| Semi-detached | £2,830 | £1,180,055 | 2.9% | 4.6% |
| Detached | £3,656 | £1,317,139 | 3.3% | 4.1% |
On these pairings the strongest gross yield in Hackney is on flats at 5.7%, against an England-and-Wales median of 7.5% for that type; the weakest is semi-detached. Gross figures ignore service charges, which usually make flats the thinnest net yield of the four.
What that means for a landlord
- Gross yield 5.2% (rent × 12 ÷ price) — rank 53 of 316 local authorities; the regional median is 4.5%. Net yield is lower once mortgage interest, insurance, maintenance and voids come off.
- Tenant affordability: referencing at 30× means a household income of about £79,320 a year for the average rent.
- EPC before 2030: 23% of EPCs lodged in Hackney over the last year were below band C — the level a rented home needs by 1 October 2030 — with 20% at D (EPC ratings in Hackney).
- Council tax: Band D in Hackney is £2,060 for 2026/27, and the council charges a 100% second-home premium (council tax in Hackney).
Lender maths on the averages. At a 5.5% stress rate and 145% rent cover — the common buy-to-let convention — the average rent of £2,644 supports a loan of about £397,843, which is 65.7% of the average price. That falls short of 75% loan-to-value, so a buyer of an average home here needs a larger deposit or a stronger rent to pass the stress test. Both numbers are conventions rather than rules — change them in the stress test.
Run the numbers for Hackney
- Yield calculator with £605,442 and £2,644 already filled in
- Mortgage stress test at 75% LTV on the average price
- Rent affordability: the income a tenant needs to reference at £2,644 a month
- Rental income tax on £31,728 a year of rent
Nearest neighbours by yield, in London
| Area | Rent | Price | Yield | Rent 12m |
|---|---|---|---|---|
| Newham | £1,927 | £403,032 | 5.7% | +2.8% |
| Lambeth | £2,519 | £548,034 | 5.5% | +4.2% |
| Barking and Dagenham | £1,696 | £371,030 | 5.5% | +2.8% |
| Greenwich | £1,980 | £465,132 | 5.1% | +5.6% |
| Islington | £2,854 | £673,384 | 5.1% | +5.9% |
| Southwark | £2,431 | £582,473 | 5% | +3.8% |
All 316 areas ranked · council tax in Hackney · EPC ratings in Hackney.
Rents: ONS, Price Index of Private Rents (average monthly private rent by local authority, July 2026). Prices: HM Land Registry UK House Price Index (average price, June 2026). Gross yield = rent × 12 ÷ price, our calculation. Contains public sector information licensed under the Open Government Licence v3.0; contains HM Land Registry data © Crown copyright and database right 2026. Rankings and medians are ours, across 316 local authorities.
Asked about this area
£2,644 a month across all property types (ONS Price Index of Private Rents, July 2026), up 3.2% on a year earlier.
£605,442 (HM Land Registry UK House Price Index, June 2026).
About 5.2% gross on the averages — £2,644 rent against a £605,442 price — ranking 53 of 316 local authorities. Net yield depends on your mortgage and costs.
Flats on our pairing: 5.7% gross (£2,475 rent on a £525,653 price), against an England-and-Wales median of 7.5% for that type.
Rents +3.2% against prices +0.4% over the year — rents ahead, so yield is rising for a buyer today.
Referencing at 30 times the monthly rent points to roughly £79,320 a year of household income for the average home; the affordability calculator shows 24× and 36× too.
Postcode districts in Hackney
Council tax bands, sold prices and build periods for each district — all E postcodes · all EC postcodes · all N postcodes.