Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54532, -0.06721

E8 3EE— Dalston, Hackney

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

The practical family move

 

Schools 100%Safety 70/100Transport 45/100Low yield 3.21%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
70
Schools
95
Transport
45
Environment
67
Investment
37

The bottom line

E8 3EE offers exceptional schools (100% Good/Outstanding) and low crime at £692,500 median — a strong choice for Families.

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Location

E8 3EE

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+33.2% vs London avg
vs London income+6.4% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for E8 3EE

🛡️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

“The practical family move”

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How E8 3EE 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 · 6 min walk

KS2: 107.2

★★

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 · 17 min walk

8 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 2.0km

Crime is +50% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£692,500

Median sale price

Above London median by 33%

£692,500 is 33% above the London median (£520,000)

-19.6%

This year

Terraced

Dominant type

Price history

5-year change
+8.2%
Sales (24 months)6
New build0.0%
Avg terraced£2,075,000
Avg flat£650,000
Price per m²£8,062/m²
Price per ft²£749/ft²
Avg floor area86.4 m²

EPC breakdown

B
1%
C
10%
D
18%
E
1%
F
1%

Based on 31 properties · Confidence: high

Street mix

Terraced 53%Flat 47%

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£22,125
First-time buyerFTB
£22,125
Additional propertyBTL/2nd
£42,900

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

15.5×

Price-to-income

£3,464/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£216,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.1%

Total change

+484%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.6%

per year

Acceleration

+35.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 47 sales

Property Type Mix

Total: 47 sales

Terraced53.2%
Flat/maisonette46.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£111k£150k+34.8%1.8
Post-dot-com plateau2001–2004£353k£312k-11.6%2.3
Pre-crash peak2005–2006£275k£566k+106.1%2
GFC & correction2009–2011£717k£630k-12.1%1
Help-to-Buy recovery2013–2016£965k£545k-43.6%3.2
Brexit uncertainty2017–2018£1.49m£1.75m+17.1%1
Pandemic surge2020–2021£615k£640k+4.1%1.5
Rate-rise correction2023–2023£1.75m£1.75m+0%1
Current market2024–2025£799k£650k-18.6%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Weakest performer

Flat/maisonette

-1.6% alpha

Terraced+0.4% α
Local
13.1%
District
12.7%
Flat/maisonette-1.6% α
Local
3.6%
District
5.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

74out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing19
Trend Position100

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

48

Walkability score

142

Footpaths (500m)

6

Santander docks (800m)

0.5 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

6

Car parks (800m)

17

EV chargers (800m)

Nearest car park381m
Santander docks (800m)6
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Bentley Road Car Park· no
734m

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: 2.4 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 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

5

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.6 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

8

Restaurants (800m)

9

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketSainsbury's · 481 m
4 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

744m

Post office

Nearby shops

Prestige Supermarket212 m
Dalston Local Store338 m
Junction Supermarket458 m
Alpha & Omega514 m

Nearby cafes

Ngopi UK223 m
Ngopi227 m
Allpress London Roastery and Cafe258 m
Healthy Stuff340 m

Nearby restaurants

Little Duck - The Picklery265 m
Angelina297 m
Sesta424 m
Dalston Yard436 m

Nearby pubs

Prince George70 m
The Prince Arthur172 m
The Victoria206 m
Binch241 m

Nearby gyms

PureGym315 m
Leap Fit339 m
Queensbridge Sports & Community Centre447 m
Rumble478 m

Nearby pharmacies

Clarks Healthcare985 m

Nearby health

Bradbury Dental Surgery242 m
Beechwood Medical Centre251 m
Dalston Practice304 m
The Sandringham Practice312 m
Food hygiene (5-star)38% of 128

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

37

Investment score

Weak

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score20/100
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

60.8

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route5,965m
Crossrail 2 route597m

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

Inner cityVery 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%
Price vs London+33.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
60
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
10
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
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
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

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 (£692,500)

£22,125

Standard buyer

£22,125

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.

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Key facts for E8 3EE

Full postcodeE8 3EE
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.545318
Longitude-0.067210
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