Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54499, -0.07272

E8 3SX— Dalston, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
74
Schools
90
Transport
56
Environment
67
Investment
45

The bottom line

E8 3SX offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

E8 3SX

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+3.0% vs London avg

Deep-dive guides for E8 3SX

🛡️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 3SX 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 · 9 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

Low crime

66.9 incidents per 1,000 residents

Higher crime than 51% of London
↑ Rising 252.6%

-26% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Vehicle crime15%
Anti-social behaviour10%
Theft8%
Robbery8%
Burglary6%
Drug offences1%

Stop & search

1.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 2.0km

Crime is +3% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,311/m²
Price per ft²£679/ft²
Avg floor area103.2 m²

EPC breakdown

C
10%
D
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 8%Terraced 83%Flat 8%

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£258,000
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, filled cavity
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+9%

Total change

+1225%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.6%

per year

Acceleration

+4.04

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced83.3%
Flat/maisonette8.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£59k£120k+105.1%1.3
Post-dot-com plateau2002–2002£175k£175k+0%1
Pre-crash peak2006–2007£240k£288k+20%1
GFC & correction2008–2011£287k£332k+15.7%1
Brexit uncertainty2018–2018£695k£695k+0%1
Current market2024–2026£720k£775k+7.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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 · 130 buses/hr peak

87

Walkability score

247

Footpaths (500m)

9

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)

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Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

15

EV chargers (800m)

Total spaces (800m)16
Nearest car park288m
Santander docks (800m)9
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Bentley Road Car Park· no
358m

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 AONB2% green spaceTree canopy: 70%
Less green space than 91% 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

12 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

8

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 1.7 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

87

Parks (1km)

62

Restaurants (800m)

31

Cafes (800m)

13

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

8

Convenience

Nearest supermarketCo-op Food · 196 m
1 sports halls

Nightlife (500m)

0

Nightclubs

13

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

Dalston Local Store136 m
Junction Supermarket164 m
Wine Cellar211 m
Prestige Supermarket226 m

Nearby cafes

hōm135 m
Starbucks155 m
H.J.Aris Café and Antiques192 m
Dalston Eastern Curve Garden199 m

Nearby restaurants

Café Route129 m
Turtle Bay148 m
The Good Front Room151 m
Angelina162 m

Nearby pubs

Farr's School of Dancing174 m
The Victoria200 m
Teez Bar & Kitchen205 m
Copper Cats208 m

Nearby gyms

Rumble95 m
GYMPODS Dalston161 m
Anytime Fitness207 m
Queensbridge Sports & Community Centre320 m

Nearby pharmacies

ABC Pharmacy979 m
Clarks Healthcare1.1 km

Nearby health

Beechwood Medical Centre195 m
Bradbury Dental Surgery201 m
Kingsland Dental Surgery246 m
Dental Beauty Dalston338 m
Food hygiene (5-star)46% of 362

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

45

Investment score

Moderate

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 score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

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

8/100

Velocity score

Future outlook

68.5

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 route5,794m
Crossrail 2 route247m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,008 nationally

2,004

Est. population

19,546/km²

64%

Employed

56%

Degree educated

6.7%

Claimant rate

Inner cityVery high densityYoung professionals

38

Community stability

Age profile

20%
31%
22%
17%
Under 1820%
18–3431%
35–4922%
50–6417%
65+9%

Tenure

18%
25%
45%
Own outright11%
Own (mortgage)18%
Private rent25%
Social rent45%
Shared ownership1%
Rent free0%

Ethnicity

36%
19%
22%
White British36%
White Other19%
Asian7%
Black22%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household62%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent45%
Private rent25%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
71
Live planning apps (800m)
47
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
14
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)
0
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)

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 3SX

Full postcodeE8 3SX
Postcode districtE8
BoroughLondon Borough of Hackney
WardDalston
Latitude51.544986
Longitude-0.072719
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