Shacklewell · Hackney · Hackney North and Stoke Newington constituency · 51.55150, -0.07452

E8 2DP— Shacklewell, Hackney

Location and area intelligence for E8 2DP, Shacklewell, Hackney

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 57/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
59
Schools
90
Transport
57
Environment
68
Investment
67

The bottom line

E8 2DP offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E8 2DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+8.3% vs London avg
vs London crime+150.0% vs London avg

Deep-dive guides for E8 2DP

🛡️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 2DP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Halley House School

Good · Inspected Jul 2024 · 2 min walk

KS2: 104.9

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 2 min walk

P8: +0.48A8: 49.8

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 · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

162.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 345.9%

+81% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Theft15%
Anti-social behaviour14%
Robbery5%
Vehicle crime5%
Burglary5%
Drug offences4%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.2km

Crime is +150% above London average

Property

Prices, sales volume and market trends

Avg floor area58.3 m²

EPC breakdown

B
27%
C
34%
D
18%
E
6%

Based on 85 properties · Confidence: high

Street mix

Terraced 44%Flat 53%Other 3%

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£145,750
Rebuild cost per m²£2,500/m²

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

Construction era2023
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2024 · CAGR

+3.8%

Total change

+129%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.5%

per year

Acceleration

+58.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £400k–£450k · 33 sales

Property Type Mix

Total: 33 sales

Terraced45.5%
Flat/maisonette54.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£158k£158k+0%3
Pre-crash peak2005–2007£230k£240k+4.3%2.7
GFC & correction2011–2012£283k£268k-5.3%1.5
Help-to-Buy recovery2014–2015£360k£553k+53.5%2
Brexit uncertainty2018–2018£1.25m£1.25m+0%2
Rate-rise correction2023–2023£400k£400k+0%12
Current market2024–2024£362k£362k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+4.2% alpha

Weakest performer

Flat/maisonette

-1% alpha

Terraced+4.2% α
Local
13.9%
District
9.7%
Flat/maisonette-1% α
Local
4.7%
District
5.7%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Dalston Kingsland Rail StationMildmay
5 min walk
Dalston KingslandNational Rail
5 min walk
Rectory Road Rail StationWeaver · Greater Anglia
11 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
12 min walk
Hackney Central Rail StationMildmay
17 min walk
No bus stops within 400m

64

Walkability score

202

Footpaths (500m)

0

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria45 min ↑
Waterloo50 min ↑
Canary Wharf ★35 min
City41 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

19

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)18
Nearest car park179m
Santander docks (800m)0
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Bentley Road Car Park· no
691m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 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: 2.9 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.7 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

4 min walk

82%

Recommend GP

82%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

67

Restaurants (800m)

34

Cafes (800m)

10

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

9

Convenience

Nearest supermarketM&S Foodhall · 399 m
1 sports halls

Nightlife (500m)

1

Nightclubs

11

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Berkay Dalston Gida Pazari24 m
Gurden28 m
Co-op Food58 m
Naps News235 m

Nearby cafes

Espresso & Shakes40 m
Leo's Café64 m
House Of Azura116 m
Jack's Cafe156 m

Nearby restaurants

Samarkand22 m
Cirrik24 m
Jazzy Pizza31 m
Escudo de Cuba44 m

Nearby pubs

tipsy47 m
High Water50 m
The Marquee Moon53 m
Moustache Bar86 m

Nearby gyms

Yoga On The Lane332 m
PureGym542 m
Leap Fit557 m
Yoga Home564 m

Nearby pharmacies

ABC Pharmacy243 m
Allen Pharmacy859 m
Benjamin Chemist1.2 km

Nearby health

Dental Beauty Dalston466 m
Kingsland Dental Surgery625 m
The Sandringham Practice651 m
Dalston Practice656 m
Food hygiene (5-star)46% of 356

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

67

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 score34/100
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

45.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,447m
Crossrail 2 route47m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,680 nationally

2,329

Est. population

17,649/km²

70%

Employed

63%

Degree educated

£45,500

Median income

8.7%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

16%
41%
23%
Under 1816%
18–3442%
35–4923%
50–6413%
65+7%

Tenure

20%
41%
25%
Own outright10%
Own (mortgage)20%
Private rent41%
Social rent25%
Shared ownership3%

Ethnicity

36%
25%
15%
White British36%
White Other25%
Asian10%
Black15%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine13%
No car household74%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent41%
Social rent25%

vs. London

Income vs London+8.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
33
Live planning apps (800m)
51
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
14
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
19
Local approval rate
50%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
51
Largest scheme
309 homes · Dalston Junction interchange, site R/O 514 - 600, Dalston Junction interchange, site R/O 514 - 600, Kingsland Road, bounded by Dalston Lane, Roseberry Place, Forest Road, E8
Pipeline pressure
NONE

Named schemes (500m)

51-57, 51-57, Kingsland High Street, E8 2JS98 homes
completed
2-26, 2-26, Somerford Grove, N16 7TX87 homes
completed
BIRBECK WORKS, BIRBECK WORKS, BIRKBECK ROAD, COLVERSTONE CRESCENT (9-21), E861 homes
completed
10-14, 10-14, Crossway, N16 8HX54 homes
completed
37-47, 37-47, Stoke Newington Road, Dalston, N16 8BJ38 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
28.4%
Ward turnout
44%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Ülgen SemerciGreen
Cathy TrouppGreen

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Key facts for E8 2DP

Full postcodeE8 2DP
Postcode districtE8
BoroughLondon Borough of Hackney
WardShacklewell
Latitude51.551499
Longitude-0.074521
Parliamentary constituencyHackney North and Stoke Newington
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