Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54705, -0.06976

E8 2AB— Dalston, Hackney

Location and area intelligence for E8 2AB, Dalston, Hackney

High-connectivity investment target

 

Schools 100%Safety 44/100Transport 57/100Yield 3.74%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
44
Schools
90
Transport
57
Environment
63
Investment
66

The bottom line

E8 2AB offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

E8 2AB

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+289.0% vs London avg

Deep-dive guides for E8 2AB

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

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“High-connectivity investment target”

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How E8 2AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Holy Trinity Church of England Primary School

Good · Inspected Mar 2020 · 5 min walk

KS2: 108.6

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 7 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 18 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

252.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 362.8%

+181% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other41%
Violence & sexual offences18%
Anti-social behaviour10%
Theft10%
Drug offences7%
Robbery6%
Burglary5%
Vehicle crime4%

Stop & search

4.9

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

9

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.8km

Crime is +289% above London average

Property

Prices, sales volume and market trends

Avg floor area63.4 m²

EPC breakdown

B
20%
C
17%

Based on 37 properties · Confidence: high

Street mix

Flat 100%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£158,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2017 · CAGR

+8%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.0%

per year

Acceleration

+33.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 31 sales

Property Type Mix

Total: 31 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2012£260k£250k-3.7%7
Help-to-Buy recovery2013–2014£415k£400k-3.6%1
Brexit uncertainty2017–2017£520k£520k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
5.1%
District
6.3%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Dalston Junction

Nearby stations

Dalston JunctionNational Rail
5 min walk
Dalston Kingsland Rail StationMildmay
5 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
8 min walk
Hackney Central Rail StationMildmay
12 min walk
Haggerston Rail StationWindrush
13 min walk
No bus stops within 400m

66

Walkability score

162

Footpaths (500m)

4

Santander docks (800m)

0.6 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

13

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)7
Nearest car park129m
Santander docks (800m)4
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Bentley Road Car Park· no
579m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 61%
Less green space than 87% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 km

Energy

Solar: 851 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 yield850.9 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

10 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.7 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

55

Restaurants (800m)

31

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

3

Convenience

Nearest supermarketSainsbury's · 244 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

809m

Post office

Nearby shops

Dalston Local Store183 m
Alpha & Omega258 m
Junction Supermarket277 m
Tota Food Store307 m

Nearby cafes

Allpress London Roastery and Cafe69 m
Ngopi UK111 m
Ngopi113 m
Dalston Eastern Curve Garden309 m

Nearby restaurants

Little Duck - The Picklery126 m
Angelina147 m
Dalston Yard237 m
Acme Fire Cult306 m

Nearby pubs

People's Wine40 m
The Victoria148 m
The Three Compasses160 m
Ridley Road Market Bar217 m

Nearby gyms

PureGym53 m
Leap Fit167 m
GYMPODS Dalston369 m
Rumble374 m

Nearby pharmacies

ABC Pharmacy820 m

Nearby health

Bradbury Dental Surgery115 m
Beechwood Medical Centre118 m
Dalston Practice229 m
The Sandringham Practice233 m
Food hygiene (5-star)46% of 334

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

A

High street health

Investment

Investment grade, yield and market outlook

66

Investment score

Good

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

57.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,080m
Crossrail 2 route406m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,977 nationally

1,429

Est. population

27,398/km²

75%

Employed

66%

Degree educated

£44,700

Median income

4.7%

Claimant rate

Urban coreVery high densityYoung professionals

24

Community stability

Age profile

17%
49%
23%
Under 1817%
18–3449%
35–4923%
50–6410%
65+2%

Tenure

47%
28%
Own outright4%
Own (mortgage)12%
Private rent47%
Social rent28%
Shared ownership9%
Rent free0%

Ethnicity

30%
23%
25%
White British30%
White Other23%
Asian9%
Black25%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine13%
No car household82%
Unemployed6%
No qualifications7%

Housing tenure (Census 2021)

Private rent47%
Social rent28%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
53
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (3 years)
14
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)
38
Largest scheme
714 homes · THE HOLLY STREET ESTATE, LAND BOUNDED BY, THE HOLLY STREET ESTATE, LAND BOUNDED BY, MIDDLETON ROAD, RICHMOND RD, TO THE WEST OF QUEENSBRIDGE, E8
Pipeline pressure
NONE

Named schemes (500m)

Holly Street Estate, Holly Street Estate, Richmond Road, Forest Road, Holly Street, E8151 homes
completed
THE GERMAN HOSPITAL (SITE A), THE GERMAN HOSPITAL (SITE A), RITSON ROAD, E8127 homes
completed
67a - 71, 67a - 71, Dalston Lane, Martel Place, E8 2NG121 homes
completed
15, 15, Ramsgate Street, E8 2NA66 homes
completed
BIRBECK WORKS, BIRBECK WORKS, BIRKBECK ROAD, COLVERSTONE CRESCENT (9-21), E861 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 2AB

Full postcodeE8 2AB
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.547051
Longitude-0.069762
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