Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54564, -0.07488

E8 3GU— Dalston, Hackney

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

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 61/100Transport 67/100Yield 4.14%⚠ Knotweed sites nearby

Best for: Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
74
Safety
61
Schools
90
Transport
67
Environment
67
Investment
63

The bottom line

E8 3GU offers exceptional schools (100% Good/Outstanding) at £536,500 median — 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 3GU

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 avg price+3.2% vs London avg
vs London crime+132.0% vs London avg

Deep-dive guides for E8 3GU

🛡️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 3GU 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

The Excelsior Academy

Good · Inspected Feb 2024 · 9 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

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.

£536,500

Median sale price

Above London median by 3%

£536,500 is 3% above the London median (£520,000)

+5.0%

This year

Flat

Dominant type

Price history

5-year change
-10.3%
Sales (24 months)6
New build0.0%
Avg flat£536,500
Price per m²£9,347/m²
Price per ft²£868/ft²
Avg floor area57 m²

EPC breakdown

B
22%
C
18%

Based on 40 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

Stamp duty

Standard buyer£14,325
First-time buyerFTB
£5,575
Additional propertyBTL/2nd
£30,420

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

£2,684/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£142,500
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

2011–2026 · CAGR

+4.1%

Total change

+81%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.8%

per year

Acceleration

-26.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 76 sales

Property Type Mix

Total: 76 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2011–2011£297k£297k+0%52
Help-to-Buy recovery2013–2016£360k£675k+87.5%1.8
Brexit uncertainty2017–2019£550k£600k+9.1%3
Rate-rise correction2022–2023£630k£710k+12.7%1
Current market2024–2026£430k£538k+25.1%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
4.4%
District
4.4%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

57out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
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 77% of London
Dalston Junction

Nearby stations

Dalston JunctionNational Rail
1 min walk
Dalston Kingsland Rail StationMildmay
4 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

235

Footpaths (500m)

7

Santander docks (800m)

0.4 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)

11

EV chargers (800m)

Total spaces (800m)16
Nearest car park172m
Santander docks (800m)7
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Bentley Road Car Park· no
201m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 88% 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

10 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)

32

Cafes (800m)

19

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

9

Convenience

Nearest supermarketCo-op Food · 53 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)

969m

Post office

Nearby shops

Tesco Express81 m
Junction Supermarket119 m
Wine Cellar129 m
Dalston Local Store212 m

Nearby cafes

Starbucks15 m
hōm49 m
T4 Tea For U75 m
H.J.Aris Café and Antiques85 m

Nearby restaurants

The Good Front Room20 m
Bánh53 m
Café Route54 m
Turtle Bay56 m

Nearby pubs

the roses of elagabalus47 m
Copper Cats51 m
The Crown and Castle63 m
Molly Bloom's79 m

Nearby gyms

GYMPODS Dalston21 m
Anytime Fitness73 m
Rumble86 m
PureGym380 m

Nearby pharmacies

ABC Pharmacy893 m
Clarks Healthcare1.2 km

Nearby health

Kingsland Dental Surgery79 m
Dental Beauty Dalston202 m
Beechwood Medical Centre303 m
Bradbury Dental Surgery311 m
Food hygiene (5-star)46% of 374

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

63

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
4.1% (average)London avg: 3.8%Above average yield
Gentrification score34/100
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

83.7

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route5,816m
Crossrail 2 route84m

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

Price vs London+3.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
75
Live planning apps (800m)
50
Development activity
high
Residential apps (800m)
5
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£536,500)

£14,325

Standard buyer

£5,575

First-time buyer

Save £8,750

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 3GU

Full postcodeE8 3GU
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.545642
Longitude-0.074883
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