Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54937, -0.07480

E8 2LF— Dalston, Hackney

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

Workplace / area profile

This postcode has no recorded homes — it reads as a workplace or commercial address. Residential measures like liveability, schools-for-families and mortgage context are not shown.

 

Schools 100%Safety 15/100Transport 66/100Yield 3.74%
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Investment-grade — strong yield and growth signals

Area score
62
Safety
15
Schools
90
Transport
66
Environment
68
Investment
66

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Location

E8 2LF

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 crime+563.0% vs London avg

Deep-dive guides for E8 2LF

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

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How E8 2LF 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 · 4 min walk

KS2: 104.9

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 4 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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

431.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 364.9%

+380% 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

Other39%
Violence & sexual offences16%
Anti-social behaviour13%
Theft12%
Drug offences7%
Burglary6%
Robbery4%
Vehicle crime3%

Stop & search

11.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

10

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.5km

Crime is +563% above London average

Property

Prices, sales volume and market trends

Avg floor area42.5 m²

EPC breakdown

C
4%

Based on 4 properties · Confidence: low

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£106,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Dalston Kingsland

Nearby stations

Dalston Kingsland Rail StationMildmay
2 min walk
Dalston KingslandNational Rail
2 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
12 min walk
Rectory Road Rail StationWeaver · Greater Anglia
14 min walk
Haggerston Rail StationWindrush
15 min walk
9 bus routes · 10 stops within 400m · 170 buses/hr peak

89

Walkability score

262

Footpaths (500m)

2

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria40 min ↑
Waterloo39 min ↑
Canary Wharf ★26 min
City31 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

20

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)18
Nearest car park119m
Santander docks (800m)2
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Bentley Road Car Park· no
465m

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: 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: 2.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 79% 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

THE SURGERY (BARRETTS GROVE)

6 BARRETTS GROVE, STOKE NEWINGTON, N16 8AR

5 min walk

85%

Recommend GP

85%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.9 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

107

Parks (1km)

64

Restaurants (800m)

32

Cafes (800m)

16

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

9

Convenience

Nearest supermarketM&S Foodhall · 166 m
1 sports halls

Nightlife (500m)

1

Nightclubs

17

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.3km

Post office

Nearby shops

Cross News140 m
Dalston Butchers146 m
Tota Food Store155 m
Nisa163 m

Nearby cafes

DNA50 m
Mango Twist56 m
Enjoy Cafe59 m
Super Bakery81 m

Nearby restaurants

Voodoo Ray's48 m
Stone Cave77 m
Larzijan Uygur Vegan Cuisine79 m
Abla105 m

Nearby pubs

Dalston Jazz Bar119 m
Vortex Jazz Club143 m
Servant Jazz Quarters154 m
tipsy196 m

Nearby gyms

PureGym384 m
GYMPODS Dalston401 m
Leap Fit462 m
Anytime Fitness467 m

Nearby pharmacies

ABC Pharmacy478 m

Nearby health

Dental Beauty Dalston231 m
Kingsland Dental Surgery388 m
Beechwood Medical Centre465 m
Bradbury Dental Surgery471 m
Food hygiene (5-star)48% of 368

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

55.6

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 route6,215m
Crossrail 2 route42m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,293 nationally

1,413

Est. population

16,671/km²

79%

Employed

69%

Degree educated

7.7%

Claimant rate

Urban coreVery high densityYoung professionals

22

Community stability

Age profile

50%
24%
Under 1812%
18–3450%
35–4924%
50–6410%
65+4%

Tenure

14%
57%
21%
Own outright6%
Own (mortgage)14%
Private rent56%
Social rent21%
Shared ownership3%
Rent free0%

Ethnicity

33%
28%
14%
White British33%
White Other28%
Asian9%
Black14%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household80%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent57%
Social rent21%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
38
Live planning apps (800m)
51
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
15
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
19
Local approval rate
50%
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
68
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)

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, E8309 homes
completed
Land south of, Land south of, Dalston Lane, between Beechwood Road and Roseberry Place and south of Holy Trinity School, E8244 homes
completed
10-34, Dalston Western Curve, 10-34 & 25-33A, KINGSLAND HIGH STREET, Boleyn Road, HACKNEY, E8106 homes
completed
51-57, 51-57, Kingsland High Street, E8 2JS98 homes
completed
2-26, 2-26, Somerford Grove, N16 7TX87 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 2LF

Full postcodeE8 2LF
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.549373
Longitude-0.074798
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