Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54428, -0.06682

E8 3BP— Dalston, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 44/100Yield 3.74%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
74
Schools
95
Transport
44
Environment
68
Investment
54

The bottom line

E8 3BP offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E8 3BP

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 crime+3.0% vs London avg

Deep-dive guides for E8 3BP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How E8 3BP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gayhurst Community School

Outstanding · Inspected Feb 2023 · 5 min walk

KS2: 107.2

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 11 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 · 16 min walk

8 primaries · 4 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 2.1km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area125.8 m²

EPC breakdown

C
2%
D
32%
E
7%
F
1%
G
3%

Based on 45 properties · Confidence: high

Street mix

Semi 18%Terraced 46%Detached 6%Flat 29%Other 2%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£314,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+12.6%

Total change

+2373%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.6%

per year

Acceleration

-36.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £175k–£200k · 61 sales

Property Type Mix

Total: 61 sales

Detached6.6%
Semi-detached18%
Terraced47.5%
Flat/maisonette27.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£91k£200k+119.8%3.2
Post-dot-com plateau2001–2004£335k£347k+3.6%2.5
Pre-crash peak2005–2007£195k£874k+347.9%2
GFC & correction2008–2012£723k£1.30m+79.9%2.2
Help-to-Buy recovery2013–2016£1.17m£575k-50.9%2
Brexit uncertainty2017–2019£1.40m£1.65m+17.9%2
Pandemic surge2020–2021£1.17m£1.85m+58.3%2.5
Rate-rise correction2022–2022£2.25m£2.25m+0%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.1% alpha

Weakest performer

Flat/maisonette

-1.5% alpha

Terraced+2.1% α
Local
12.6%
District
10.5%
Semi-detached-0.4% α
Local
16.4%
District
16.8%
Flat/maisonette-1.5% α
Local
6.8%
District
8.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hackney Downs→ Liverpool Street· 12 tph
9 min

Nearby stations

Hackney Downs Rail StationGreater Anglia · Weaver
8 min walk
Hackney DownsNational Rail
8 min walk
London Fields Rail StationWeaver · Greater Anglia
9 min walk
Dalston Kingsland Rail StationMildmay
9 min walk
Hackney Central Rail StationMildmay
10 min walk
No bus stops within 400m

46

Walkability score

145

Footpaths (500m)

9

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

4

Car parks (800m)

17

EV chargers (800m)

Nearest car park480m
Santander docks (800m)9
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Bentley Road Car Park· no
775m

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: 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 AONB19% green spaceTree canopy: 70%
Above average green space

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

14 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.6 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

6

Restaurants (800m)

8

Cafes (800m)

5

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

13

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 569 m
4 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

903m

Post office

Nearby shops

Prestige Supermarket200 m
Dalston Local Store408 m
Junction Supermarket524 m
Alpha & Omega613 m

Nearby cafes

Ngopi UK308 m
Ngopi311 m
Allpress London Roastery and Cafe353 m
Pool Terrace Café385 m

Nearby restaurants

Little Duck - The Picklery344 m
Angelina372 m
Sesta420 m
Dalston Yard510 m

Nearby pubs

The Prince Arthur88 m
Prince George122 m
The Duke of Richmond248 m
Spurstowe Arms276 m

Nearby gyms

Queensbridge Sports & Community Centre387 m
London Fields Lido416 m
PureGym423 m
Leap Fit458 m

Nearby pharmacies

Clarks Healthcare870 m

Nearby health

Bradbury Dental Surgery325 m
Beechwood Medical Centre332 m
Dalston Practice418 m
The Sandringham Practice427 m
Food hygiene (5-star)39% of 104

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

54

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

37.7

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route5,869m
Crossrail 2 route652m

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

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
66
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
9
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)
9
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)

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
GERMAN HOSPITAL (PHASE 2), GERMAN HOSPITAL (PHASE 2), RITSON ROAD, E857 homes
completed
63-67, 63-67, Dalston Lane, E8 2NG49 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 3BP

Full postcodeE8 3BP
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.544278
Longitude-0.066821
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