Dalston · Hackney · Hackney South and Shoreditch constituency · 51.55023, -0.07202

E8 2NQ— Dalston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 15/100Transport 58/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
59
Safety
15
Schools
90
Transport
58
Environment
67
Investment
52

The bottom line

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

Less suited to Families.

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Location

E8 2NQ

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 2NQ

🛡️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 2NQ 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 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 21 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

99

Road safety score

1

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.4km

Crime is +563% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,404/m²
Price per ft²£874/ft²
Avg floor area86.3 m²

EPC breakdown

C
7%
D
1%

Based on 8 properties · Confidence: low

Street mix

Terraced 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£215,750
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)
RoofPitched, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+4.9%

Total change

+198%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.1%

per year

Acceleration

+41.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 13 sales

Property Type Mix

Total: 13 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£275k£280k+1.8%2
Pre-crash peak2007–2007£420k£420k+0%1
GFC & correction2009–2009£280k£280k+0%1
Help-to-Buy recovery2014–2016£661k£600k-9.2%1
Rate-rise correction2022–2022£767k£767k+0%1
Current market2024–2025£650k£820k+26.2%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.3% alpha

Terraced-1.3% α
Local
-1.3%
District
0%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

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

67

Walkability score

172

Footpaths (500m)

2

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

17

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)16
Nearest car park309m
Santander docks (800m)2
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Bentley Road Car Park· no
649m

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: 2.8 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 84% of London

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

5 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

6

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.8 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)

64

Restaurants (800m)

32

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

7

Convenience

Nearest supermarketSainsbury's · 316 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)

1.2km

Post office

Nearby shops

Alpha & Omega229 m
Gurden233 m
Berkay Dalston Gida Pazari236 m
Papo's Bagels262 m

Nearby cafes

Jack's Cafe82 m
Leo's Café216 m
Evin Cafe233 m
Super Bakery234 m

Nearby restaurants

Ali Baba197 m
Nando's201 m
Viva Dalston207 m
Mangal II211 m

Nearby pubs

tipsy221 m
Ridley Road Market Bar232 m
The Shacklewell Arms246 m
High Water260 m

Nearby gyms

Yoga On The Lane323 m
Leap Fit333 m
PureGym335 m
GYMPODS Dalston528 m

Nearby pharmacies

ABC Pharmacy434 m

Nearby health

Dental Beauty Dalston407 m
The Sandringham Practice428 m
Dalston Practice433 m
Beechwood Medical Centre467 m
Food hygiene (5-star)47% of 351

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

52

Investment score

Moderate

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 months0

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

4/100

Velocity score

Future outlook

60.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,362m
Crossrail 2 route228m

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)
43
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
13
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
20
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)
59
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)

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
2-26, 2-26, Somerford Grove, N16 7TX87 homes
completed
15, 15, Ramsgate Street, E8 2NA66 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 2NQ

Full postcodeE8 2NQ
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.550226
Longitude-0.072022
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