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@hoefla
also, Hackney is huge and non-homogenous.
most of my friends have bought in Walthamstow/Leyton/Leytonstone. you get a lot for your money and very quick tube connections.
I disagree with the "Warner effect" - they are nice houses but not so significant in number and there are many houses that could be subdivided that haven't simply because there isn't such intense demand for tiny places.
we will be looking south/southeast though, partly because not having to cross the Lea Valley is a big deal for me, and we just like it this side of the river. there seem to be more trees. we are not interested in flat whites (although Fox's patch of lower Clapton is in some ways very lovely).