Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54727, -0.07616

N16 8EP— Dalston, Hackney

Location and area intelligence for N16 8EP, Dalston, Hackney

High-connectivity investment target

 

Schools 100%Safety 15/100Transport 66/100Yield 4.72%

Best for: Young professionals

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Strong, well-rated schools set this area apart

Liveability
62
Safety
15
Schools
90
Transport
66
Environment
68
Investment
63

The bottom line

N16 8EP offers exceptional schools (100% Good/Outstanding) and fast broadband at £470,000 median — strong value for Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

N16 8EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-9.6% vs London avg
vs London crime+563.0% vs London avg

Deep-dive guides for N16 8EP

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart⚠️ Very high crime🍕 Buzzing

“High-connectivity investment target”

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How N16 8EP 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 · 5 min walk

KS2: 108.6

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 7 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Very high crime

431.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 364.9%

+380% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other39%
Violence & sexual offences16%
Anti-social behaviour13%
Theft12%
Drug offences7%
Burglary6%
Robbery4%
Vehicle crime3%

Stop & search

11.3

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

11

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.7km

Crime is +563% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£470,000

Median sale price

10% below London median

£470,000 is 10% below the London median (£520,000)

+11.1%

This year

Flat

Dominant type

Price history

5-year change
+14.6%
Sales (24 months)5
New build0.0%
Avg flat£470,000
Price per m²£7,287/m²
Price per ft²£677/ft²
Avg floor area62.5 m²

EPC breakdown

B
58%
C
10%
D
5%

Based on 73 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£11,000
First-time buyerFTB
£2,250
Additional propertyBTL/2nd
£25,100

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

£2,351/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£156,250
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.25 W/m²K
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2026 · CAGR

+4%

Total change

+54%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.4%

per year

Acceleration

-16.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 62 sales

Property Type Mix

Total: 62 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£325k£445k+36.9%21
Brexit uncertainty2017–2018£500k£336k-32.9%2
Pandemic surge2021–2021£410k£410k+0%1
Rate-rise correction2022–2023£793k£565k-28.7%2.5
Current market2024–2026£450k£500k+11.1%3.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
1.6%
District
0.6%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Dalston Kingsland

Nearby stations

Dalston Kingsland Rail StationMildmay
1 min walk
Dalston KingslandNational Rail
1 min walk
Haggerston Rail StationWindrush
12 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
13 min walk
Rectory Road Rail StationWeaver · Greater Anglia
17 min walk
9 bus routes · 10 stops within 400m · 210 buses/hr peak

91

Walkability score

308

Footpaths (500m)

4

Santander docks (800m)

0.6 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

23

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)16
Nearest car park138m
Santander docks (800m)4
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Bentley Road Car Park· no
215m

Connectivity

Broadband and mobile coverage

88%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed443 Mbps
Median download430 Mbps
Superfast coverage88%
All operators 5G93%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 2.4 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.1 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield850.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

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

7 min walk

85%

Recommend GP

85%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.7 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

111

Parks (1km)

64

Restaurants (800m)

32

Cafes (800m)

18

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

9

Convenience

Nearest supermarketM&S Foodhall · 86 m
1 sports halls

Nightlife (500m)

0

Nightclubs

18

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

807m

Post office

Nearby shops

Cross News112 m
Nisa171 m
Dalston Butchers171 m
Tota Food Store186 m

Nearby cafes

Chaiiwala67 m
Costa89 m
Starbucks94 m
Cafe Oto107 m

Nearby restaurants

McDonald's52 m
Tortilla56 m
Popeyes63 m
Wingstop76 m

Nearby pubs

Burkes Warehouse48 m
The Black Eel55 m
The Speakeasy126 m
Dalston Roofpark130 m

Nearby gyms

GYMPODS Dalston196 m
Anytime Fitness231 m
Rumble286 m
PureGym412 m

Nearby pharmacies

ABC Pharmacy716 m

Nearby health

Dental Beauty Dalston33 m
Kingsland Dental Surgery148 m
Beechwood Medical Centre407 m
Bradbury Dental Surgery416 m
Food hygiene (5-star)46% of 368

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

BOBO IMMO LTD
FOXWALL LTD
HACKNEY TROPICS LTD
LAKSA PROPERTY MANAGEMENT LIMITED
MARSA ESTATES LTD

+5 more

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score37/100
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

78.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route5,964m
Crossrail 2 route39m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,293 nationally

1,413

Est. population

16,671/km²

79%

Employed

69%

Degree educated

7.7%

Claimant rate

Urban coreVery high densityYoung professionals

22

Community stability

Age profile

50%
24%
Under 1812%
18–3450%
35–4924%
50–6410%
65+4%

Tenure

14%
57%
21%
Own outright6%
Own (mortgage)14%
Private rent56%
Social rent21%
Shared ownership3%
Rent free0%

Ethnicity

33%
28%
14%
White British33%
White Other28%
Asian9%
Black14%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household80%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent57%
Social rent21%

vs. London

Price vs London-9.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
43
Live planning apps (800m)
53
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
11
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
20
Local approval rate
50%
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)
70
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
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
51-57, 51-57, Kingsland High Street, E8 2JS98 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 (£470,000)

£11,000

Standard buyer

£2,250

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 N16 8EP

Full postcodeN16 8EP
Postcode districtN16
BoroughLondon Borough of Hackney
WardDalston
Latitude51.547273
Longitude-0.076156
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