Shacklewell · Hackney · Hackney South and Shoreditch constituency · 51.55268, -0.07251

E8 2DX— Shacklewell, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 51/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
70
Schools
90
Transport
51
Environment
75
Investment
60

The bottom line

E8 2DX offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

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

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Location

E8 2DX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for E8 2DX

🛡️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 2DX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Shacklewell Primary School

Not yet inspected · 1 min walk

KS2: 104.6

★★

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 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

96.2 incidents per 1,000 residents

Higher crime than 72% of London
↑ Rising 395.2%

+7% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour15%
Theft10%
Drug offences9%
Burglary6%
Vehicle crime5%
Robbery3%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.1km

Crime is +48% above London average

Property

Prices, sales volume and market trends

Avg floor area58.6 m²

EPC breakdown

C
8%
D
5%

Based on 13 properties · Confidence: medium

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£146,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2021 · CAGR

+2.6%

Total change

+39%

Market Activity

Price Velocity & Acceleration

Current Velocity

-24.4%

per year

Acceleration

-47.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2011£223k£225k+0.9%1
Help-to-Buy recovery2015–2016£334k£410k+22.7%1
Pandemic surge2021–2021£310k£310k+0%1

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 4

Good

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

Nearby stations

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

56

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

0.9 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

13

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)9
Nearest car park365m
Santander docks (800m)0
Nearest cycle dock0.9 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 3.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.5 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

2 min walk

82%

Recommend GP

82%

Overall GP experience

4

GPs within 1km

8

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

59

Restaurants (800m)

35

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

9

Sports (1km)

7

Convenience

Nearest supermarketSainsbury's · 580 m
1 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

942m

Post office

Nearby shops

Papo's Bagels80 m
Naps News199 m
Berkay Dalston Gida Pazari215 m
Co-op Food218 m

Nearby cafes

Mélo151 m
Jack's Cafe198 m
Espresso & Shakes224 m
Leo's Café251 m

Nearby restaurants

Oren125 m
Mangal Ocakbaşı143 m
Super Kebab162 m
Cirrik198 m

Nearby pubs

The Shacklewell Arms84 m
Corrochio's Cantina Restaurant151 m
Moustache Bar155 m
The Marquee Moon170 m

Nearby gyms

Yoga On The Lane154 m
Anytime Fitness562 m
Leap Fit567 m
Yoga Home599 m

Nearby pharmacies

ABC Pharmacy203 m
Benjamin Chemist1.1 km

Nearby health

Dental Beauty Dalston630 m
The Sandringham Practice641 m
Dalston Practice648 m
Beechwood Medical Centre742 m
Food hygiene (5-star)46% of 340

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

60

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

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

45.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,613m
Crossrail 2 route178m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,747 nationally

2,162

Est. population

16,981/km²

62%

Employed

47%

Degree educated

£37,600

Median income

9.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

24%
31%
21%
17%
Under 1824%
18–3432%
35–4921%
50–6417%
65+6%

Tenure

24%
55%
Own outright8%
Own (mortgage)10%
Private rent24%
Social rent55%
Shared ownership2%
Rent free0%

Ethnicity

24%
14%
32%
White British24%
White Other14%
Asian10%
Black32%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household69%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent55%
Private rent24%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
42
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
13
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
22
Local approval rate
100%
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)
62
Largest scheme
121 homes · 67a - 71, 67a - 71, Dalston Lane, Martel Place, E8 2NG
Pipeline pressure
NONE

Named schemes (500m)

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
West Hackney Synagogue, 233A, West Hackney Synagogue, 233A, Amhurst Road, E8 2BS41 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
Dame Meg Hillier (Labour (Co-op))
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Ülgen SemerciGreen
Cathy TrouppGreen

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Key facts for E8 2DX

Full postcodeE8 2DX
Postcode districtE8
BoroughLondon Borough of Hackney
WardShacklewell
Latitude51.552680
Longitude-0.072509
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