Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54922, -0.07342

E8 2LT— Dalston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 15/100Transport 65/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
61
Safety
15
Schools
90
Transport
65
Environment
68
Investment
55

The bottom line

E8 2LT offers exceptional schools (100% Good/Outstanding) — a strong choice for Young professionals.

Less suited to Families.

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Location

E8 2LT

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 crime+563.0% vs London avg

Deep-dive guides for E8 2LT

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart⚠️ Very high crime🍕 Buzzing

“High-connectivity investment target”

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How E8 2LT 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 19 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)

3

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

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E8 district median

£594,000

Based on 266 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£14,769/m²
Price per ft²£1,372/ft²
Avg floor area55.2 m²

EPC breakdown

B
1%
C
23%
D
19%
E
2%

Based on 45 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£138,000
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

1995–2025 · CAGR

+8.4%

Total change

+1039%

Market Activity

Price Velocity & Acceleration

Current Velocity

+69.7%

per year

Acceleration

+104.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £75k–£100k · 90 sales

Property Type Mix

Total: 90 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£120k+71.4%5.2
Post-dot-com plateau2001–2004£130k£167k+28.5%3.8
Pre-crash peak2005–2007£178k£231k+30.1%3
GFC & correction2008–2012£290k£371k+27.9%2.8
Help-to-Buy recovery2013–2015£434k£418k-3.6%2
Brexit uncertainty2017–2019£528k£670k+27%2
Pandemic surge2020–2021£628k£700k+11.5%2.5
Rate-rise correction2022–2023£723k£470k-34.9%1
Current market2025–2025£798k£798k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
8.4%
District
7.7%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% 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
11 min walk
Rectory Road Rail StationWeaver · Greater Anglia
14 min walk
Haggerston Rail StationWindrush
15 min walk
9 bus routes · 10 stops within 400m · 158 buses/hr peak

88

Walkability score

241

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)16
Nearest car park210m
Santander docks (800m)2
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Bentley Road Car Park· no
501m

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 AONB4% green spaceTree canopy: 52%
Less green space than 82% 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

6 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

1

Care homes (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

98

Parks (1km)

64

Restaurants (800m)

32

Cafes (800m)

14

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

10

Convenience

Nearest supermarketSainsbury's · 193 m
1 sports halls

Nightlife (500m)

1

Nightclubs

15

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 & Omega112 m
Tota Food Store126 m
Dalston Butchers130 m
Cross News189 m

Nearby cafes

Mango Twist146 m
Enjoy Cafe147 m
DNA147 m
Super Bakery162 m

Nearby restaurants

Voodoo Ray's145 m
Larzijan Uygur Vegan Cuisine154 m
Stone Cave159 m
Ali Baba167 m

Nearby pubs

Ridley Road Market Bar140 m
Dalston Jazz Bar196 m
Vortex Jazz Club228 m
The Black Eel233 m

Nearby gyms

PureGym297 m
Leap Fit365 m
GYMPODS Dalston393 m
Rumble466 m

Nearby pharmacies

ABC Pharmacy507 m

Nearby health

Dental Beauty Dalston259 m
Beechwood Medical Centre396 m
Kingsland Dental Surgery402 m
Bradbury Dental Surgery402 m
Food hygiene (5-star)47% 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

55

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
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

59

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,226m
Crossrail 2 route138m

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)
46
Live planning apps (800m)
48
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
15
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
18
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)
61
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 2LT

Full postcodeE8 2LT
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.549215
Longitude-0.073420
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