Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54635, -0.06492

E8 1PA— Dalston, Hackney

Location and area intelligence for E8 1PA, Dalston, Hackney

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 57/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
70
Schools
95
Transport
57
Environment
72
Investment
51

The bottom line

E8 1PA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E8 1PA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+6.4% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for E8 1PA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

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“High-connectivity investment target”

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How E8 1PA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Mossbourne Parkside Academy

Good · Inspected Oct 2021 · 4 min walk

KS2: 105.5

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 8 min walk

P8: +1.49A8: 64.4

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 20 min walk

8 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

97.5 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 400.0%

+9% vs borough

Crime by type

Other28%
Violence & sexual offences19%
Vehicle crime14%
Anti-social behaviour11%
Burglary10%
Theft9%
Drug offences6%
Robbery4%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 2.0km

Crime is +50% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E8 district median

£594,000

Based on 266 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£20,029/m²
Price per ft²£1,861/ft²
Avg floor area71.9 m²

EPC breakdown

C
8%
D
6%
E
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 8%Terraced 46%Flat 46%

LHA rates — Inner East London

Shared room£700/mo
1 bedroom£1440/mo
2 bedrooms£1750/mo
3 bedrooms£2160/mo
4 bedrooms£3000/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£179,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+10.9%

Total change

+1900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+258.1%

per year

Acceleration

+157.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached7.7%
Terraced46.2%
Flat/maisonette46.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£133k+89.3%1.8
Post-dot-com plateau2004–2004£250k£250k+0%1
Pre-crash peak2006–2006£195k£195k+0%2
GFC & correction2011–2011£391k£391k+0%2
Current market2025–2025£1.40m£1.40m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Hackney Downs→ Liverpool Street· 12 tph
9 min

Nearby stations

Hackney Downs Rail StationGreater Anglia · Weaver
5 min walk
Hackney DownsNational Rail
5 min walk
Hackney Central Rail StationMildmay
8 min walk
London Fields Rail StationWeaver · Greater Anglia
10 min walk
Dalston Kingsland Rail StationMildmay
10 min walk
No bus stops within 400m

45

Walkability score

96

Footpaths (500m)

5

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria45 min ↑
Waterloo48 min ↑
Canary Wharf ★35 min
City38 min ≈

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)249
Nearest car park473m
Santander docks (800m)5
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
761m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.8 km

Energy

Solar: 853 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

605 mm/yr

Rainfall

22.5°C

Summer avg

3.0°C

Winter avg

Solar yield852.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

12 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.4 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

107

Parks (1km)

9

Restaurants (800m)

12

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

18

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 589 m
9 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

D
1,592 licensed premises in borough655 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

548m

Post office

Nearby shops

Prestige Supermarket408 m
Papo'S Bagels443 m
Dalston Local Store487 m
Tashin Food Centre503 m

Nearby cafes

Hash E8204 m
Healthy Stuff204 m
Ngopi UK366 m
Ngopi371 m

Nearby restaurants

Sesta279 m
Rao's356 m
Casa Fofò402 m
Little Duck - The Picklery409 m

Nearby pubs

Binch67 m
Spurstowe Arms160 m
The Prince Arthur248 m
Prince George266 m

Nearby gyms

Leap Fit322 m
PureGym387 m
London Fields Lido478 m
Tempo Pilates491 m

Nearby pharmacies

Clockwork Pharmacy753 m
Clarks Healthcare1.0 km

Nearby health

Dalston Practice231 m
The Sandringham Practice239 m
Bradbury Dental Surgery386 m
Beechwood Medical Centre394 m
Food hygiene (5-star)44% of 103

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Investment

Investment grade, yield and market outlook

51

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
3.7% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

50.9

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,133m
Crossrail 2 route746m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,588 nationally

1,488

Est. population

18,418/km²

69%

Employed

63%

Degree educated

£44,700

Median income

6.2%

Claimant rate

Urban coreVery high densityYoung professionals

40

Community stability

Age profile

18%
32%
25%
15%
Under 1818%
18–3432%
35–4925%
50–6416%
65+9%

Tenure

17%
22%
29%
29%
Own outright18%
Own (mortgage)22%
Private rent29%
Social rent29%
Shared ownership2%

Ethnicity

46%
19%
16%
White British46%
White Other19%
Asian7%
Black16%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine10%
No car household64%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Social rent29%
Private rent29%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
45
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
7
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
151 homes · Holly Street Estate, Holly Street Estate, Richmond Road, Forest Road, Holly Street, E8
Pipeline pressure
NONE

Named schemes (500m)

SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, DALSTON LANE, E8140 homes
completed
THE GERMAN HOSPITAL (SITE A), THE GERMAN HOSPITAL (SITE A), RITSON ROAD, E8127 homes
completed
Junction 67, 7, Junction 67, 7, Marcon Place, E890 homes
completed
NAVARINO MANSIONS (PHASE IV), NAVARINO MANSIONS (PHASE IV), DALSTON LANE, E873 homes
completed
BLOCKS H, J, K, L NAVARINO MANSIONS, BLOCKS H, J, K, L NAVARINO MANSIONS, NAVARINO ROAD, DALSTON LANE, E866 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
35.9%
Ward turnout
41%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Zoë GarbettGreen
Rachel Nkiessu-GuifoGreen

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Key facts for E8 1PA

Full postcodeE8 1PA
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.546350
Longitude-0.064916
Parliamentary constituencyHackney South and Shoreditch
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey