Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54542, -0.06527

E8 3ED— Dalston, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
70
Schools
100
Transport
56
Environment
72
Investment
50

The bottom line

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

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Location

E8 3ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+6.4% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for E8 3ED

🛡️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 Safe

“High-connectivity investment target”

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How E8 3ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Gayhurst Community School

Outstanding · Inspected Feb 2023 · 5 min walk

KS2: 107.2

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 9 min walk

P8: +1.49A8: 64.4

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 · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.5 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 400.0%

+9% vs borough

Crime by type

Other28%
Violence & sexual offences19%
Vehicle crime14%
Anti-social behaviour11%
Burglary10%
Theft9%
Drug offences6%
Robbery4%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 2.1km

Crime is +50% 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£11,479/m²
Price per ft²£1,066/ft²
Avg floor area80 m²

EPC breakdown

C
3%
D
5%
E
1%

Based on 9 properties · Confidence: low

Street mix

Terraced 81%Detached 13%Other 6%

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 yield853 kWh/kWp/yr
Rebuild cost estimate£200,000
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)
RoofPitched, 100 mm loft insulation
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

1999–2025 · CAGR

+8.2%

Total change

+683%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.7%

per year

Acceleration

-6.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 15 sales

Property Type Mix

Total: 15 sales

Detached13.3%
Terraced86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£113k£140k+23.9%2
Post-dot-com plateau2001–2004£117k£239k+104.1%1.3
Pre-crash peak2005–2005£225k£225k+0%1
GFC & correction2009–2010£318k£380k+19.3%1
Help-to-Buy recovery2014–2014£570k£570k+0%1
Pandemic surge2020–2020£660k£660k+0%1
Rate-rise correction2023–2023£785k£785k+0%1
Current market2025–2025£885k£885k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1% alpha

Terraced+1% α
Local
12.4%
District
11.4%

CAGR over 4yr 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
Hackney Downs→ Liverpool Street· 12 tph
9 min

Nearby stations

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

45

Walkability score

96

Footpaths (500m)

7

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

2

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)249
Nearest car park488m
Santander docks (800m)7
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Tesco Customer Car Park249 spaces· no
797m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 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: 2.5 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 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

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.5 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

8

Restaurants (800m)

11

Cafes (800m)

4

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

15

Sports (1km)

0

Convenience

Nearest supermarketSainsbury's · 596 m
5 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)

635m

Post office

Nearby shops

Prestige Supermarket335 m
Dalston Local Store467 m
Papo'S Bagels542 m
Pophams Bakery569 m

Nearby cafes

Healthy Stuff305 m
Hash E8306 m
Ngopi UK348 m
Ngopi353 m

Nearby restaurants

Sesta289 m
Little Duck - The Picklery391 m
Angelina424 m
Rao's450 m

Nearby pubs

Binch119 m
Spurstowe Arms141 m
The Prince Arthur142 m
Prince George201 m

Nearby gyms

Leap Fit384 m
London Fields Lido409 m
PureGym410 m
Tempo Pilates479 m

Nearby pharmacies

Clockwork Pharmacy821 m
Clarks Healthcare947 m

Nearby health

Dalston Practice311 m
The Sandringham Practice320 m
Bradbury Dental Surgery368 m
Beechwood Medical Centre377 m
Food hygiene (5-star)43% of 107

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

50

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

56.1

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,029m
Crossrail 2 route728m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,588 nationally

1,488

Est. population

18,418/km²

69%

Employed

63%

Degree educated

£44,700

Median income

6.2%

Claimant rate

Urban coreVery high densityYoung professionals

40

Community stability

Age profile

18%
32%
25%
15%
Under 1818%
18–3432%
35–4925%
50–6416%
65+9%

Tenure

17%
22%
29%
29%
Own outright18%
Own (mortgage)22%
Private rent29%
Social rent29%
Shared ownership2%

Ethnicity

46%
19%
16%
White British46%
White Other19%
Asian7%
Black16%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine10%
No car household64%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Social rent29%
Private rent29%

vs. London

Income vs London+6.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
49
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
4
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
151 homes · Holly Street Estate, Holly Street Estate, Richmond Road, Forest Road, Holly Street, E8
Pipeline pressure
NONE

Named schemes (500m)

SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, DALSTON LANE, E8140 homes
completed
THE GERMAN HOSPITAL (SITE A), THE GERMAN HOSPITAL (SITE A), RITSON ROAD, E8127 homes
completed
NAVARINO MANSIONS (PHASE IV), NAVARINO MANSIONS (PHASE IV), DALSTON LANE, E873 homes
completed
BLOCKS H, J, K, L NAVARINO MANSIONS, BLOCKS H, J, K, L NAVARINO MANSIONS, NAVARINO ROAD, DALSTON LANE, E866 homes
completed
GERMAN HOSPITAL (PHASE 2), GERMAN HOSPITAL (PHASE 2), RITSON ROAD, E857 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 3ED

Full postcodeE8 3ED
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.545421
Longitude-0.065273
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