Dalston · Hackney · Hackney South and Shoreditch constituency · 51.54932, -0.07652
N16 8JH
Location and area intelligence for N16 8JH, Dalston, Hackney
The practical family move
Schools 100%Safety 55/100Transport 51/100Yield 3.70%
Investment-grade — strong yield and growth signals
N16 8JH
Key facts for N16 8JH
Full postcodeN16 8JH
Postcode districtN16
BoroughLondon Borough of Hackney
WardDalston
Latitude51.549320
Longitude-0.076517
Parliamentary constituencyHackney South and Shoreditch
CountryEngland
RegionGreater London
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
Urban core
Very highYoung professionals
ExcellentPositiveRisk: Low
London Benchmarks
vs London crime+375.8% vs London avg Deep-dive guides for N16 8JH
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Postcode Personality
🚇 Hyper-Connected🎓 School Smart⚠️ Higher Crime🍕 Buzzing
“The practical family move”
Schools
18 AprNearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
★★
Primary
Princess May Primary School
Good · 5 min walk
KS2: 108.1
★★
Secondary
The Excelsior Academy
Good · 5 min walk
P8: +0.48A8: 49.8
100% of local schools rated Good or Outstanding
Top 10% — exceptional provision Childcare
Childcare
Comet Nursery School and Children's Centre
Not inspected · 19 min walk
9 primaries · 1 secondaries · 0 childcare — within 1km
Safety
5 JunCrime rates and local incidents
VERY HIGH CRIME
309.3 incidents per 1,000 residents
Among London's highest crime areas ↑ Rising 75.5%+525% vs borough
Crime by type
Violence & sexual offences72
Crime is +376% above London average
Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.
Property
Prices, sales volume and market trends
⚠️Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
EPC breakdown
Based on 16 properties · Confidence: medium
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)
Energy & construction
Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£102,750
Rebuild cost per m²£2,500/m²
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate
Transport
1 MayPublic transport accessibility and links
Nearby stations
🚇Dalston Kingsland Rail StationMildmay
2 min walk 🚂Dalston KingslandNational Rail
2 min walk 🚇Hackney Downs Rail StationGreater Anglia · Weaver
14 min walk 🚇Rectory Road Rail StationWeaver · Greater Anglia
15 min walk 🚇Haggerston Rail StationWindrush
15 min walk 🚌9 bus routes · 10 stops within 400m · 184 buses/hr peak
Central London commute times
Source: TfL Journey Planner (sector-level)
Parking & EV
Car parks, spaces and charging points
Total spaces (800m)18
Nearest car park30m
Santander docks (800m)1
Nearest cycle dock0.7 km
Nearby car parks
🅿️Bentley Road Car Park· no
420m Connectivity
Broadband and mobile coverage
Mobile operators
EEO2VodafoneThree
Avg download speed500 Mbps
Median download454 Mbps
Superfast coverage98%
All operators 5G93%
Broadband providers
BTSkyTalkTalkVodafoneVirgin Media
Environment
22 AprFlood risk, air quality and noise
Air qualityLOW
NO₂: 15.0 µg/m³ · PM2.5: 8.0 µg/m³Better than 95% of London Quieter than 70% of London Radon riskLOW
0.5% of local properties affectedULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 78% of London Nearest SSSI: Walthamstow Marshes SSSI — 2.9 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
Climate
Local weather conditions and energy potential
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
4 min walk
Nearest hospitalMoorfields at Hoxton · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95%74.4%
Amenities
Shops, restaurants, parks and more
Nearest supermarketM&S Foodhall · 159 m
1 sports halls
Nearby shops
Nisa71 m
Cross News137 m
King Food & Wine169 m
Dalston Butchers213 m
Nearby cafes
Brunswick East30 m
Kaffa Coffee69 m
Mango Twist72 m
Enjoy Cafe73 m
Nearby restaurants
Jones & Sons31 m
Jamaican Jerk Chicken66 m
Voodoo Ray's71 m
Gujarati Rasoi72 m
Nearby pubs
Vortex Jazz Club59 m
Servant Jazz Quarters73 m
Dalston Jazz Bar77 m
The Black Eel190 m
Nearby gyms
GYMPODS Dalston415 m
Anytime Fitness460 m
Rumble505 m
Leap Fit576 m
Nearby pharmacies
ABC Pharmacy495 m
Mahesh Pharmacy724 m
Allen Pharmacy970 m
Nearby health
Dental Beauty Dalston223 m
Kingsland Dental Surgery377 m
Beechwood Medical Centre544 m
Bradbury Dental Surgery551 m
Food hygiene (5-star)46% of 351
Business
Local businesses registered here
Dissolved (last 12 months)0
Right-to-buy sales (5yr)300
High street
AHigh street health
Registered businesses
ALLDAY LTD
ARMOURY FILMS LIMITED
BOUDICA EVENTS AND MANAGEMENT LIMITED
CREATIVE LISTENING LIMITED
EASTSIDE STUDIOS LIMITED
+15 more
Investment
Investment grade, yield and market outlook
Loading investment grade…
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent£1,850London avg: £1,950/mo
Gross yield3.70% (average)London avg: 3.8%Above average yield Gentrification score33/100
Rental market
Young professionalTenant profile
Future outlook
Strong gentrification momentumActive regeneration zone
Infrastructure pipeline
Infrastructure score35/100
Bakerloo Extension route6,176m
Crossrail 2 route77m
Demographics
22 AprPopulation, 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
Urban coreVery high densityYoung professionals
Employment & lifestyle
Managerial / professional57%
Routine / semi-routine10%
No car household80%
Unemployed4%
No qualifications9%
Housing tenure (Census 2021)
Private rent 57%Social rent 21%
Planning
Conservation areas and development
Listed buildings (800m)32
Live planning apps (800m)55
Major developments (800m)0
Planning apps (12 months)1
Planning apps (3 years)21
Opportunity areaCity Fringe/Tech City
CIL rate (residential)£200/m²
Regeneration statusActive
Regeneration investment£0.5bn
Housing pipeline (800m)
Largest scheme309 homes · 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, E8
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
completed10-34, Dalston Western Curve, 10-34 & 25-33A, KINGSLAND HIGH STREET, Boleyn Road, HACKNEY, E8106 homes
completed51-57, 51-57, Kingsland High Street, E8 2JS98 homes
completedBIRBECK WORKS, BIRBECK WORKS, BIRKBECK ROAD, COLVERSTONE CRESCENT (9-21), E861 homes
completed10-14, 10-14, Crossway, N16 8HX54 homes
completedPolitics
Local councillors and MP
MPDame Meg Hillier (Labour (Co-op))
ConstituencyHackney South and Shoreditch
Councillors
Zoë GarbettGreen
Rachel Nkiessu-GuifoGreen
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Frequently asked questions
Data freshness
When each data source was last updated
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections9 May
ethnicity21 Apr
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors9 May
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
bus frequency24 Apr
national rail1 May
rental market2 Jun
claimant count18 Apr
companies house18 Apr
housing pipeline18 Apr
population density18 Apr
surface water flood18 Apr
Trusted official data sources
Office for
National Statistics