Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54590, -0.07487

E8 3FS— Dalston, Hackney

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

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 61/100Transport 67/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Young professionals

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Investment-grade — strong yield and growth signals

Liveability
74
Safety
61
Schools
90
Transport
67
Environment
67
Investment
67

The bottom line

E8 3FS offers exceptional schools (100% Good/Outstanding) — strong value for Young professionals who can accept its trade-offs.

The catches: high noise levels nearby and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E8 3FS

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 crime+132.0% vs London avg

Deep-dive guides for E8 3FS

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

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“High-connectivity investment target”

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How E8 3FS 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 · 8 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 · 14 min walk

11 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

150.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 346.4%

+68% vs borough

Crime by type

Other37%
Theft16%
Violence & sexual offences15%
Anti-social behaviour10%
Burglary9%
Robbery5%
Drug offences4%
Vehicle crime4%

Stop & search

4.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

16

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.9km

Crime is +132% above London average

Property

Prices, sales volume and market trends

Avg floor area94.2 m²

EPC breakdown

B
13%
C
4%

Based on 17 properties · Confidence: medium

Street mix

Flat 94%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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£235,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2011–2022 · CAGR

+4.6%

Total change

+64%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

+19.75

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 34 sales

Property Type Mix

Total: 34 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2012£398k£435k+9.4%11.5
Help-to-Buy recovery2013–2015£490k£687k+40.3%1.3
Brexit uncertainty2017–2018£735k£720k-2%2
Pandemic surge2020–2020£618k£618k+0%1
Rate-rise correction2022–2022£653k£653k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.1% alpha

Flat/maisonette-1.1% α
Local
4.6%
District
5.7%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Dalston Junction

Nearby stations

Dalston JunctionNational Rail
0 min walk
Dalston Kingsland Rail StationMildmay
3 min walk
Haggerston Rail StationWindrush
10 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
13 min walk
London Fields Rail StationWeaver · Greater Anglia
16 min walk
9 bus routes · 10 stops within 400m · 194 buses/hr peak

90

Walkability score

244

Footpaths (500m)

5

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria40 min ↑
Waterloo39 min ↑
Canary Wharf ★26 min
City31 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)16
Nearest car park172m
Santander docks (800m)5
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Bentley Road Car Park· no
204m

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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseHIGH
road
Noisier 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 AONB3% green spaceTree canopy: 70%
Less green space than 85% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.2 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

THE SURGERY (BARRETTS GROVE)

6 BARRETTS GROVE, STOKE NEWINGTON, N16 8AR

9 min walk

85%

Recommend GP

85%

Overall GP experience

2

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.6 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

90

Parks (1km)

63

Restaurants (800m)

31

Cafes (800m)

19

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

10

Convenience

Nearest supermarketCo-op Food · 24 m
1 sports halls

Nightlife (500m)

0

Nightclubs

19

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

955m

Post office

Nearby shops

Tesco Express92 m
Junction Supermarket102 m
Wine Cellar155 m
Dalston Local Store206 m

Nearby cafes

Starbucks30 m
H.J.Aris Café and Antiques59 m
T4 Tea For U70 m
hōm77 m

Nearby restaurants

Bánh45 m
The Good Front Room47 m
Café Route55 m
Five Fingers67 m

Nearby pubs

The Crown and Castle43 m
the roses of elagabalus58 m
Copper Cats66 m
The Speakeasy75 m

Nearby gyms

GYMPODS Dalston20 m
Anytime Fitness95 m
Rumble110 m
PureGym365 m

Nearby pharmacies

ABC Pharmacy864 m
Clarks Healthcare1.2 km

Nearby health

Kingsland Dental Surgery72 m
Dental Beauty Dalston174 m
Beechwood Medical Centre298 m
Bradbury Dental Surgery307 m
Food hygiene (5-star)46% of 372

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 score34/100
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

69.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route5,844m
Crossrail 2 route66m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,658 nationally

2,491

Est. population

24,630/km²

79%

Employed

71%

Degree educated

5.6%

Claimant rate

Urban coreVery high densityYoung professionals

24

Community stability

Age profile

51%
24%
Under 1812%
18–3451%
35–4924%
50–649%
65+4%

Tenure

17%
57%
18%
Own outright7%
Own (mortgage)17%
Private rent57%
Social rent18%
Shared ownership2%
Rent free0%

Ethnicity

34%
29%
White British34%
White Other29%
Asian12%
Black12%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine10%
No car household81%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent57%
Social rent18%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
72
Live planning apps (800m)
48
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
11
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
15
Local approval rate
100%
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
53
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)

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, E8309 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
LAND TO THE WEST OF, LAND TO THE WEST OF, BUXTED CLOSE, GLEBE ROAD (EAST OF), E8157 homes
completed
10-34, Dalston Western Curve, 10-34 & 25-33A, KINGSLAND HIGH STREET, Boleyn Road, HACKNEY, E8106 homes
completed
Holy Trinity Primary School, Holy Trinity Primary School, Beechwood Road, Roseberry Place, E8 3DY101 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 3FS

Full postcodeE8 3FS
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.545903
Longitude-0.074872
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