Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54912, -0.07257

E8 2LG— Dalston, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 61/100Transport 64/100Yield 3.74%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
61
Schools
90
Transport
64
Environment
67
Investment
66

The bottom line

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

Less suited to Families.

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Location

E8 2LG

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+6.4% vs London avg
vs London crime+133.0% vs London avg

Deep-dive guides for E8 2LG

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

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How E8 2LG 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

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

151.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 441.0%

+69% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Anti-social behaviour19%
Vehicle crime9%
Drug offences8%
Theft5%
Burglary5%
Robbery2%

Stop & search

5.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.5km

Crime is +133% above London average

Property

Prices, sales volume and market trends

Avg floor area68.1 m²

EPC breakdown

C
19%
D
18%
F
2%
G
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 13%Flat 88%

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£170,250
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

1996–2022 · CAGR

+9%

Total change

+834%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.1%

per year

Acceleration

-51.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 35 sales

Property Type Mix

Total: 35 sales

Terraced11.4%
Flat/maisonette88.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£97k+61.7%2
Post-dot-com plateau2001–2004£133k£165k+24.5%2.7
Pre-crash peak2005–2007£184k£285k+54.9%2
GFC & correction2010–2011£261k£269k+3.3%3
Brexit uncertainty2019–2019£485k£485k+0%1
Pandemic surge2021–2021£660k£660k+0%2
Rate-rise correction2022–2022£560k£560k+0%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
8.4%
District
8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing13
Trend Position75

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
3 min walk
Dalston KingslandNational Rail
3 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
10 min walk
Rectory Road Rail StationWeaver · Greater Anglia
14 min walk
Hackney Central Rail StationMildmay
15 min walk
No bus stops within 400m

72

Walkability score

230

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

18

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)16
Nearest car park199m
Santander docks (800m)2
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Bentley Road Car Park· no
531m

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: 2.7 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 52%
Less green space than 84% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.8 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

7 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

62

Restaurants (800m)

30

Cafes (800m)

12

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

8

Convenience

Nearest supermarketSainsbury's · 187 m
1 sports halls

Nightlife (500m)

1

Nightclubs

13

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

Alpha & Omega100 m
Tota Food Store142 m
Dalston Butchers153 m
Cross News234 m

Nearby cafes

Jack's Cafe199 m
Mango Twist204 m
Enjoy Cafe205 m
DNA206 m

Nearby restaurants

Voodoo Ray's205 m
Larzijan Uygur Vegan Cuisine210 m
Ali Baba215 m
Stone Cave216 m

Nearby pubs

Ridley Road Market Bar109 m
Dalston Jazz Bar250 m
40ft Brewery256 m
The Black Eel271 m

Nearby gyms

PureGym248 m
Leap Fit306 m
GYMPODS Dalston400 m
Yoga On The Lane452 m

Nearby pharmacies

ABC Pharmacy533 m

Nearby health

Dental Beauty Dalston291 m
Beechwood Medical Centre361 m
Bradbury Dental Surgery365 m
The Sandringham Practice411 m
Food hygiene (5-star)45% of 362

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 score31/100
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

52

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,234m
Crossrail 2 route197m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,534 nationally

1,394

Est. population

19,632/km²

68%

Employed

62%

Degree educated

£44,700

Median income

7.4%

Claimant rate

Urban coreVery high densityYoung professionals

37

Community stability

Age profile

18%
35%
21%
18%
Under 1818%
18–3435%
35–4921%
50–6418%
65+9%

Tenure

15%
17%
31%
36%
Own outright15%
Own (mortgage)17%
Private rent31%
Social rent36%
Shared ownership0%
Rent free0%

Ethnicity

33%
18%
25%
White British33%
White Other18%
Asian10%
Black25%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine14%
No car household63%
Unemployed6%
No qualifications11%

Housing tenure (Census 2021)

Social rent36%
Private rent31%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
51
Live planning apps (800m)
43
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
13
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
19
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
60
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
67a - 71, 67a - 71, Dalston Lane, Martel Place, E8 2NG121 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

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 2LG

Full postcodeE8 2LG
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.549120
Longitude-0.072573
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