London boroughsHackney vs Waltham Forest

Hackney vs Waltham Forest: which borough suits you?

Hackney is more central, in zone 2, but Waltham Forest is £30k cheaper on the average sold price.
Hackney

#14 of 33

Waltham Forest

#30 of 33

Travelcard zone

Zone 2
Zone 3

Average house price

£560k
£530k

Price to local earnings

Years of the local authority's median wage

11.5x
14.1x

Average rent (2 bed)

£2,489/mo
£1,723/mo

Rent to local earnings

Share of the local authority's median wage

61%
55%

Crime index

0–100, lower is safer

89
75

Broadband

Average available download speed, from Ofcom

951 Mb
1005 Mb

Life satisfaction

ONS, 0–10

7.1
7.2

Historic landmarks

Protected sites within 3 miles

224
39

Parks and fields

Hectares within 3 miles

819 ha
778 ha

Places to eat and drink

Restaurants, cafes and pubs within 3 miles

3892
1071

Estimates only. Prices from HM Land Registry (August 2025 to July 2026), crime from police.uk (August 2025 to July 2026); broadband, life satisfaction and train times from Ofcom, ONS and National Rail, reviewed periodically. A tinted figure is the better of the two on that row alone, not an overall verdict.

The full picture on each

Living in Hackney

Greater London · zone 2 · average sold price £560k.

Read the Hackney report

Living in Waltham Forest

Greater London · zone 3 · average sold price £530k.

Read the Waltham Forest report

Deciding between Hackney and Waltham Forest?

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