Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54473, -0.07326

E8 3SU— Dalston, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 61/100Transport 56/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
61
Schools
90
Transport
56
Environment
67
Investment
65

The bottom line

E8 3SU offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers 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 3SU

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 crime+132.0% vs London avg

Deep-dive guides for E8 3SU

🛡️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 3SU 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 · 1 min walk

KS2: 108.6

★★

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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 14 min walk

12 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)

3

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

Prices, sales volume and market trends

Avg floor area84.8 m²

EPC breakdown

B
1%
C
2%
D
3%

Based on 6 properties · Confidence: low

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£212,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2019 · CAGR

+8.4%

Total change

+364%

Market Activity

Price Velocity & Acceleration

Current Velocity

+422.7%

per year

Acceleration

+434.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £100k–£125k · 3 sales

Property Type Mix

Total: 3 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£124k£124k+0%1
Post-dot-com plateau2003–2003£110k£110k+0%1
Brexit uncertainty2019–2019£575k£575k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Dalston Junction

Nearby stations

Dalston JunctionNational Rail
3 min walk
Dalston Kingsland Rail StationMildmay
5 min walk
Haggerston Rail StationWindrush
9 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
12 min walk
London Fields Rail StationWeaver · Greater Anglia
14 min walk
9 bus routes · 10 stops within 400m · 154 buses/hr peak

87

Walkability score

243

Footpaths (500m)

8

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

15

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)16
Nearest car park308m
Santander docks (800m)8
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Bentley Road Car Park· no
329m

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: 2.2 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 86% 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

11 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 · 1.6 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

85

Parks (1km)

64

Restaurants (800m)

32

Cafes (800m)

15

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

8

Convenience

Nearest supermarketCo-op Food · 191 m
1 sports halls

Nightlife (500m)

0

Nightclubs

15

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Wine Cellar170 m
Dalston Local Store179 m
Junction Supermarket182 m
Tesco Express210 m

Nearby cafes

hōm110 m
Starbucks142 m
H.J.Aris Café and Antiques197 m
Dead Good198 m

Nearby restaurants

Turtle Bay118 m
Café Route127 m
The Good Front Room132 m
Chips N Dat167 m

Nearby pubs

Teez Bar & Kitchen170 m
Copper Cats183 m
the roses of elagabalus186 m
Farr's School of Dancing187 m

Nearby gyms

Rumble67 m
GYMPODS Dalston151 m
Anytime Fitness176 m
Queensbridge Sports & Community Centre308 m

Nearby pharmacies

ABC Pharmacy1.0 km
Clarks Healthcare1.1 km

Nearby health

Kingsland Dental Surgery228 m
Beechwood Medical Centre241 m
Bradbury Dental Surgery248 m
Dental Beauty Dalston340 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

65

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

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

66

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 route5,755m
Crossrail 2 route235m

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

Inner cityVery 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)
74
Live planning apps (800m)
48
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
13
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)
55
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 3SU

Full postcodeE8 3SU
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.544734
Longitude-0.073263
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