Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54420, -0.07487

E8 3GA— Dalston, Hackney

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

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 61/100Transport 65/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
73
Safety
61
Schools
90
Transport
65
Environment
68
Investment
55

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

E8 3GA

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 3GA

🛡️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 3GA 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 · 2 min walk

KS2: 108.6

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 8 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 12 min walk

10 primaries · 3 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 2.0km

Crime is +132% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,885/m²
Price per ft²£733/ft²
Avg floor area78.4 m²

EPC breakdown

B
11%
C
38%

Based on 49 properties · Confidence: high

Street mix

Flat 100%

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£196,000
Rebuild cost per m²£2,500/m²

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

Construction era2009
WallsAverage thermal transmittance 0.29 W/m²K
Roof(other premises 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

2012–2026 · CAGR

+2.9%

Total change

+50%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.4%

per year

Acceleration

+20.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 31 sales

Property Type Mix

Total: 31 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£408k£408k+0%16
Help-to-Buy recovery2013–2016£408k£870k+113.5%2
Brexit uncertainty2017–2019£588k£645k+9.8%2
Pandemic surge2021–2021£625k£625k+0%1
Rate-rise correction2023–2023£605k£605k+0%1
Current market2024–2026£780k£613k-21.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
6.8%
District
6.3%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Dalston Junction

Nearby stations

Dalston JunctionNational Rail
3 min walk
Dalston Kingsland Rail StationMildmay
6 min walk
Haggerston Rail StationWindrush
8 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
14 min walk
London Fields Rail StationWeaver · Greater Anglia
15 min walk
9 bus routes · 10 stops within 400m · 178 buses/hr peak

87

Walkability score

223

Footpaths (500m)

8

Santander docks (800m)

0.3 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)

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Parking & EV

Car parks, spaces and charging points

16

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)16
Nearest car park249m
Santander docks (800m)8
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Bentley Road Car Park· no
257m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 49%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.3 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

12 min walk

85%

Recommend GP

85%

Overall GP experience

1

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.5 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

63

Restaurants (800m)

34

Cafes (800m)

17

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 213 m
1 sports halls

Nightlife (500m)

0

Nightclubs

17

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

1.1km

Post office

Nearby shops

Wine Cellar73 m
Topaloglu Food & Wine128 m
Tesco Express165 m
Junction Supermarket255 m

Nearby cafes

Dead Good72 m
hōm115 m
Starbucks163 m
T4 Tea For U200 m

Nearby restaurants

Kilim67 m
Andu Ethiopian Vegan Café69 m
Chips N Dat84 m
The Pizza Club101 m

Nearby pubs

Bar 51265 m
Three Sheets74 m
Teez Bar & Kitchen108 m
Brilliant Corners135 m

Nearby gyms

Rumble108 m
Anytime Fitness126 m
GYMPODS Dalston175 m
Queensbridge Sports & Community Centre328 m

Nearby pharmacies

Clarks Healthcare1.0 km
ABC Pharmacy1.1 km

Nearby health

Kingsland Dental Surgery208 m
Dental Beauty Dalston358 m
Beechwood Medical Centre366 m
Bradbury Dental Surgery372 m
Food hygiene (5-star)46% of 367

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

55

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 score35/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

Very High

Demand

Very 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

79.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route5,664m
Crossrail 2 route213m

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)
80
Live planning apps (800m)
46
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
12
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)
50
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
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
Holly Street Estate, Holly Street Estate, Richmond Road, Forest Road, Holly Street, E8151 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 3GA

Full postcodeE8 3GA
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.544203
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