Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54681, -0.07597

N16 8HR— Dalston, Hackney

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

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 61/100Transport 66/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Investors, Young professionals

Compare areas

Investment-grade — strong yield and growth signals

Liveability
74
Safety
61
Schools
90
Transport
66
Environment
68
Investment
72

The bottom line

N16 8HR offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors and 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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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

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Location

N16 8HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+132.0% vs London avg

Deep-dive guides for N16 8HR

🛡️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 N16 8HR 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 · 4 min walk

KS2: 108.6

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 8 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 · 15 min walk

9 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

99

Road safety score

1

Accidents (5yr)

16

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.8km

Crime is +132% above London average

Property

Prices, sales volume and market trends

Avg floor area56.2 m²

EPC breakdown

B
3%
C
13%
D
22%
E
8%

Based on 46 properties · Confidence: high

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£140,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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 Junction

Nearby stations

Dalston JunctionNational Rail
1 min walk
Dalston Kingsland Rail StationMildmay
2 min walk
Haggerston Rail StationWindrush
11 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
13 min walk
Hackney Central Rail StationMildmay
17 min walk
9 bus routes · 10 stops within 400m · 210 buses/hr peak

90

Walkability score

292

Footpaths (500m)

4

Santander docks (800m)

0.5 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)

11

EV chargers (800m)

Total spaces (800m)16
Nearest car park146m
Santander docks (800m)4
Nearest cycle dock0.5 km

Nearby car parks

🅿️
Bentley Road Car Park· no
182m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G93%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 81% 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

8 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

110

Parks (1km)

63

Restaurants (800m)

31

Cafes (800m)

17

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

8

Sports (1km)

9

Convenience

Nearest supermarketM&S Foodhall · 133 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)

0

Cinemas (2km)

840m

Post office

Nearby shops

Tesco Express146 m
Cross News159 m
Junction Supermarket172 m
Dalston Butchers196 m

Nearby cafes

Chaiiwala16 m
Starbucks47 m
Cafe Oto90 m
T4 Tea For U103 m

Nearby restaurants

Wingstop38 m
Popeyes40 m
Tortilla48 m
Dixy Chicken55 m

Nearby pubs

The Crown and Castle87 m
Burkes Warehouse89 m
The Speakeasy90 m
The Black Eel99 m

Nearby gyms

GYMPODS Dalston147 m
Anytime Fitness179 m
Rumble236 m
PureGym405 m

Nearby pharmacies

ABC Pharmacy766 m

Nearby health

Dental Beauty Dalston66 m
Kingsland Dental Surgery96 m
Beechwood Medical Centre381 m
Bradbury Dental Surgery390 m
Food hygiene (5-star)46% of 368

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

CITY DYNAMIC THERAPY LIMITED
GATHER EVENTS LTD
RASHER LIMITED
TOPHER DIGITAL LTD

Investment

Investment grade, yield and market outlook

72

Investment score

Strong

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
4.3% (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

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

63.7

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route5,918m
Crossrail 2 route23m

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
Yes
Article 4 area
No
Listed buildings (800m)
48
Live planning apps (800m)
54
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
12
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
16
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)
4
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
61
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

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Key facts for N16 8HR

Full postcodeN16 8HR
Postcode districtN16
BoroughLondon Borough of Hackney
WardDalston
Latitude51.546811
Longitude-0.075973
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