Hackney and Haringey: London's greenest boroughs lead the way for house price growth

One lies in the heart of the British contemporary art scene, while the other contains a big chunk of leafy and affluent north London - Hackney and Haringey regularly outperform built-up neighbours when it comes to house price growth.

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Hackney and Haringey were today named London’s two greenest boroughs thanks to acres of open space, clean air and dedication to recycling. The research by Chestertons estate agents reveals that homes in the greenest locations in the capital regularly outperform grubbier neighbours when it comes to house price growth, too.
Prices in Hackney, east London, have shot up by almost 749 per cent in the past two decades to an average of £629,821. Its winning performance is thanks to low levels of carbon emissions and the fact that 90 per cent of its residents live within a short walk of open space.
Haringey, which takes second place, has enjoyed price rises of just over 544 per cent in the past 20 years to an average of £525,403. Some of the north London borough’s green credentials include a household recycling rate of 36 per cent and the fact that 69 per cent of residents live within easy reach of open space.


One of the worst performers is the City of London — there is not much grass and carbon emissions are high. Barnet, north London, lost marks for its low rates of recycling — 25 per cent — and the lack of access to open space.
The study by Caspar Bell, research analyst at Chestertons, points to a link between price performance and green space, as prices in seven out of the top 10 greenest boroughs have outperformed London’s average.


£699,950: four-bedroom flat in Kenninghall Road, Hackney. Through Victorstone

Hackney Marshes — 340 acres of protected common land between the River Lea and the Lee Navigation — is the winning feature of the borough.
Lower Clapton is perfectly positioned to take advantage of the Marshes and its streets of bay-fronted Victorian terraces, while the lovely Georgian townhouses of Clapton Square are attracting an overspill of buyers priced out of Victoria Park and Islington. Trains from Clapton to Liverpool Street take just 12 minutes, also becoming a major draw to City commuters.

These new Lower Claptonites are, in turn, supporting a burgeoning café culture along Chatsworth Road — which also hosts regular farmers’ markets — while Lower Clapton Road is the place to find independent, hipster-friendly bars, cafés and boutiques.
Schools are another big draw, with Clapton Girls’ Academy rated “outstanding” by Ofsted and several good primaries to choose from. There are also several orthodox Jewish schools, reflecting the ethnic mix of this area.
Mahe Georgio, branch manager of Castles estate agents, believes the east London regeneration sparked by the Olympics has boosted interest in all of Hackney — and Lower Clapton, in particular.
“A few years ago all we had were chip shops and betting offices,” she said. “Then one café opened, and another. New flats are being built everywhere and it has become really vibrant.”
An average flat in E5 currently sells for just over £450,000, according to Rightmove, while terrace houses sell for a little less than £870,000. Georgio said that buyers pay huge premiums if they want a flat in a period conversion. A purpose-built two-bedroom flat would be priced at about £420,000, while a Victorian counterpart would cost more like £550,000.
“An absolutely average three-bedroom Victorian house would cost from about £800,000,” Georgio added. “But if you want anything bigger, it will be more than £1 million. And this is in Lower Clapton.”

From Highgate to Muswell Hill, Haringey has its fair share of leafy urban villages. But for a buyer without a huge budget, a more affordable option is Stroud Green. It is not quite so chichi, but it has the advantage of having 110-acre Finsbury Park on the doorstep.
The nearest stations are Haringey — trains to Moorgate take 16 minutes — or Crouch Hill, which has services to King’s Cross that take about 45 minutes. Alternatively, walk across Finsbury Park to pick up the Victoria or Piccadilly lines in Zone 2.
Stroud Green has the type of big period houses that buyers love. You will not go hungry, either, with a great range of gastropubs and restaurants along Crouch Hill and Stroud Green Road, including Pizzeria Pappagone, a packed-out local Italian.

Enjoy nature: green space abounds in runner-up Haringey borough. Parkland Walk nature reserve runs from 110-acre Finsbury Park to Muswell Hill. Image: Alamy

Local schools include the “outstanding” St Aidan’s Voluntary Controlled Primary School and Stroud Green Primary School, which gets a “good” report from Ofsted. For seniors, the Arts and Media School, Islington, has been given a “good” rating.
Sue Goddard, branch manager of Hobarts estate agents, has worked in the area for more than a decade and has witnessed house after house undergo a Farrow & Ball makeover.
Buyers could pick up a two-bedroom flat in Mount View Road, Granville Road or Albert Road — three of the best-looking — for between £475,000 and £500,000.
“There are just not enough small houses in Stroud Green,” says Goddard. “There are four- to six-bedroom houses, costing between £1.3 million to £1.6 million, which can be a problem.”

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