Dalston · Hackney · Hackney South and Shoreditch constituency · 51.55048, -0.07340

E8 2NW— Dalston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 15/100Transport 59/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
60
Safety
15
Schools
90
Transport
59
Environment
67
Investment
67

The bottom line

E8 2NW offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

E8 2NW

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 2NW

🛡️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 2NW 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 20 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

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

Prices, sales volume and market trends

Avg floor area98.4 m²

EPC breakdown

C
17%
D
24%
E
4%
F
1%

Based on 46 properties · Confidence: high

Street mix

Terraced 82%Flat 18%

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£246,000
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

1995–2023 · CAGR

+10.1%

Total change

+1363%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.5%

per year

Acceleration

-40.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 17 sales

Property Type Mix

Total: 17 sales

Terraced82.4%
Flat/maisonette17.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£222k+170.7%1
Post-dot-com plateau2002–2004£285k£305k+7%1.5
Pre-crash peak2006–2007£425k£234k-45.1%3
GFC & correction2010–2010£674k£674k+0%1
Help-to-Buy recovery2013–2013£656k£656k+0%2
Pandemic surge2020–2020£1.03m£1.03m+0%1
Rate-rise correction2023–2023£1.20m£1.20m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.7% alpha

Terraced-1.7% α
Local
8.9%
District
10.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
11 min walk
Rectory Road Rail StationWeaver · Greater Anglia
12 min walk
Hackney Central Rail StationMildmay
16 min walk
No bus stops within 400m

68

Walkability score

209

Footpaths (500m)

1

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

19

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)18
Nearest car park230m
Santander docks (800m)1
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Bentley Road Car Park· no
620m

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 83% 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

7

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

105

Parks (1km)

64

Restaurants (800m)

34

Cafes (800m)

9

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

10

Sports (1km)

9

Convenience

Nearest supermarketSainsbury's · 334 m
2 sports halls

Nightlife (500m)

1

Nightclubs

10

Late-night venues

B
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

Gurden140 m
Berkay Dalston Gida Pazari145 m
Co-op Food191 m
Alpha & Omega250 m

Nearby cafes

Jack's Cafe79 m
Leo's Café117 m
House Of Azura143 m
Evin Cafe145 m

Nearby restaurants

Ali Baba101 m
Nando's102 m
Viva Dalston108 m
Mangal II111 m

Nearby pubs

tipsy124 m
High Water166 m
The Marquee Moon187 m
Moustache Bar217 m

Nearby gyms

Yoga On The Lane346 m
PureGym404 m
Leap Fit426 m
GYMPODS Dalston531 m

Nearby pharmacies

ABC Pharmacy371 m

Nearby health

Dental Beauty Dalston381 m
Beechwood Medical Centre523 m
The Sandringham Practice524 m
Bradbury Dental Surgery527 m
Food hygiene (5-star)47% of 367

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

67

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 score33/100
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

50.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,361m
Crossrail 2 route131m

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)
39
Live planning apps (800m)
46
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
15
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)
3

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)

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
BIRBECK WORKS, BIRBECK WORKS, BIRKBECK ROAD, COLVERSTONE CRESCENT (9-21), E861 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 2NW

Full postcodeE8 2NW
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.550483
Longitude-0.073395
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