Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54480, -0.06957

E8 3AR— Dalston, Hackney

Location and area intelligence for E8 3AR, Dalston, Hackney

The practical family move

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 48/100Low yield 2.83%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
74
Schools
90
Transport
48
Environment
63
Investment
34

The bottom line

E8 3AR offers exceptional schools (100% Good/Outstanding) and low crime at £785,672 median — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how E8 3AR scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how E8 3AR meets your needs.

Location

E8 3AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+51.1% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for E8 3AR

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare E8 3AR with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How E8 3AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Holy Trinity Church of England Primary School

Good · Inspected Mar 2020 · 3 min walk

KS2: 108.6

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 10 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 · 15 min walk

8 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

66.9 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 252.6%

-26% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Vehicle crime15%
Anti-social behaviour10%
Theft8%
Robbery8%
Burglary6%
Drug offences1%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 2.0km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£785,672

Median sale price

Top 25% — 51% above London median

£785,672 is 51% above the London median (£520,000)

-26.5%

This year

Flat

Dominant type

Price history

5-year change
+13.0%
Sales (24 months)5
New build0.0%
Avg terraced£1,485,000
Avg flat£630,000
Price per m²£10,837/m²
Price per ft²£1,007/ft²
Avg floor area74.6 m²

EPC breakdown

B
1%
C
24%
D
30%
E
3%
F
2%
G
1%

Based on 61 properties · Confidence: high

Street mix

Semi 4%Terraced 25%Flat 66%Other 5%

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

Stamp duty

Standard buyer£26,784
First-time buyerFTB
£26,784
Additional propertyBTL/2nd
£50,354

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

£3,930/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£186,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.7%

Total change

+1135%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.3%

per year

Acceleration

+96.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 88 sales

Property Type Mix

Total: 88 sales

Semi-detached4.5%
Terraced23.9%
Flat/maisonette71.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£175k+114.1%4.5
Post-dot-com plateau2001–2004£157k£292k+85.1%3.2
Pre-crash peak2005–2007£235k£310k+31.9%4
GFC & correction2009–2012£434k£210k-51.6%1.8
Help-to-Buy recovery2013–2016£560k£1.03m+83.9%2
Brexit uncertainty2017–2019£583k£945k+62.2%2
Pandemic surge2020–2021£399k£695k+74.3%3.5
Rate-rise correction2022–2023£765k£1.36m+78.3%2
Current market2024–2025£686k£1.01m+47.3%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Flat/maisonette

+0.1% alpha

Terraced+0.4% α
Local
8.1%
District
7.7%
Flat/maisonette+0.1% α
Local
7.5%
District
7.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Dalston Junction

Nearby stations

Dalston JunctionNational Rail
5 min walk
Dalston Kingsland Rail StationMildmay
7 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
9 min walk
Haggerston Rail StationWindrush
10 min walk
London Fields Rail StationWeaver · Greater Anglia
11 min walk
No bus stops within 400m

58

Walkability score

180

Footpaths (500m)

8

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge39 min ↑
Victoria45 min ↑
Waterloo48 min ↑
Canary Wharf ★35 min
City38 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

10

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)7
Nearest car park325m
Santander docks (800m)8
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Bentley Road Car Park· no
577m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 90% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.1 km

Energy

Solar: 853 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 yield852.9 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

13 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.8 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

31

Restaurants (800m)

18

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

12

Sports (1km)

2

Convenience

Nearest supermarketSainsbury's · 391 m
2 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.0km

Post office

Nearby shops

Prestige Supermarket65 m
Dalston Local Store218 m
Junction Supermarket329 m
Wine Cellar426 m

Nearby cafes

Ngopi UK149 m
Ngopi150 m
Allpress London Roastery and Cafe203 m
hōm354 m

Nearby restaurants

Little Duck - The Picklery170 m
Angelina190 m
Dalston Yard321 m
Café Route333 m

Nearby pubs

Prince George105 m
The Victoria111 m
The Duke of Richmond207 m
People's Wine278 m

Nearby gyms

PureGym297 m
Queensbridge Sports & Community Centre311 m
Rumble315 m
GYMPODS Dalston370 m

Nearby pharmacies

ABC Pharmacy1.1 km

Nearby health

Bradbury Dental Surgery159 m
Beechwood Medical Centre163 m
Dalston Practice406 m
The Sandringham Practice414 m
Food hygiene (5-star)43% of 268

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

E

High street health

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 67%
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

High

Demand

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

67.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route5,851m
Crossrail 2 route453m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,008 nationally

2,004

Est. population

19,546/km²

64%

Employed

56%

Degree educated

6.7%

Claimant rate

Inner cityVery high densityYoung professionals

38

Community stability

Age profile

20%
31%
22%
17%
Under 1820%
18–3431%
35–4922%
50–6417%
65+9%

Tenure

18%
25%
45%
Own outright11%
Own (mortgage)18%
Private rent25%
Social rent45%
Shared ownership1%
Rent free0%

Ethnicity

36%
19%
22%
White British36%
White Other19%
Asian7%
Black22%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household62%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent45%
Private rent25%

vs. London

Price vs London+51.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
73
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (3 years)
15
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
26
Largest scheme
714 homes · THE HOLLY STREET ESTATE, LAND BOUNDED BY, THE HOLLY STREET ESTATE, LAND BOUNDED BY, MIDDLETON ROAD, RICHMOND RD, TO THE WEST OF QUEENSBRIDGE, E8
Pipeline pressure
NONE

Named schemes (500m)

THE HOLLY STREET ESTATE, LAND BOUNDED BY, THE HOLLY STREET ESTATE, LAND BOUNDED BY, MIDDLETON ROAD, RICHMOND RD, TO THE WEST OF QUEENSBRIDGE, E8714 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
Holly Street Estate, Holly Street Estate, Richmond Road, Forest Road, Holly Street, E8151 homes
completed
THE GERMAN HOSPITAL (SITE A), THE GERMAN HOSPITAL (SITE A), RITSON ROAD, E8127 homes
completed
67a - 71, 67a - 71, Dalston Lane, Martel Place, E8 2NG121 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£785,672)

£26,784

Standard buyer

£26,784

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in E8 3AR? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for E8 3AR.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

What else could £786k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track E8 3AR

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for E8 3AR

Full postcodeE8 3AR
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.544799
Longitude-0.069568
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