Dalston is surrounded by the areas of South Hackney, London Fields, Haggerston, Hoxto, and De Beauvoir Town in the trendy North East London borough of Hackney. It is located four miles from Charing Cross and experienced high levels of gentrification throughout the 2010s.
In 2021 the average property price in Dalston was £681,660, making it considerably more affordable than its close neighbour De Beauvoir Town, which had an average price of £819,690. Property in Dalston was also more affordable than in South Hackney and Kingsland, however it was more expensive than Hackney and Trowbridge Estate, both of which aren't a million miles away.
Unsurprisingly, flats accounted for most of Dalston's property sales in 2021, and they averaged out at £531,155. Dalston's terraced properties sold for £1,168,062 on average, with the area's semi-detached properties coming in as the most expensive averaging £1,280,364.
Dalston's sold prices fell by 2% from 2020 however they were still 5% higher than the peak average in 2018, which was £648,949.
What is it like living in Dalston?
The boundaries of Dalston include Shacklewell and Kingsland, however it does not include nearby De Beauvoir Town. South Dalston sits on the border of Hackney and Shoreditch and while the area doesn't have an official northern border, it doesn't stretch beyond Farleigh Road.
Between the mid 18th century and the end of the 19th century, Dalston had been transformed from an area known for agriculture to one that could only be described as an urban environment. As with many other areas in this part of Hackney, the process of gentrification initially progressed slowly, however it was intensified by the successful bid by London to host the 2012 Olympic Games.
Dalston is home to a selection of notable buildings, including the Grade II listed Rio Cinema which is renowned for its Art Deco architecture. St. Mark's church was built in the Victorian period and is said to be London's largest parish church. This impressive church can host congregations of up to 2,000 people, and is often lovingly referred to as the 'Cathedral of the East End.' The residential streets around the church also contain numerous examples of beautiful architecture from the same period, which now form part of the St. Mark's Conservation Area.
Today Dalston is a diverse neighbourhood which makes it an incredibly vibrant and exciting place to live. It is one of the most fast-paced areas of Hackney, so perhaps isn't one for people looking to enjoy a slower pace of life. Although real life Dalston certainly isn't as dramatic as the goings on that occur in long-running soap EastEnders, Dalston's Fassett Square and Ridley Road Market served as the inspiration for Albert Square and Walford Market.
Living in Dalston pros and cons
Pro: Dalston is always a hive of activity
Known for its nightlife, art events and entertainment, it's almost impossible to run out of things to do in the area. As well as numerous entertainment venues, the Ridley Road Market which is positioned opposite the Dalston Kingsland railway station is another big draw for locals. Sellers have a selection of fruits and vegetables on offer and there are clusters of other independently owned businesses at the end of the market on the high street.
Con: Dalston is within the ULEZ zone
While this won't be too much of an issue if you're someone who plans to get around via public transportation, it is worth noting that Dalston is within the ULEZ zone and the associated charges for using a vehicle that doesn't adhere to emissions standards will apply.
Pro: Dalston has low levels of air pollution
The presence of the ULEZ zone is having a positive impact on air quality. Between 17 January 2022 and 15 February 2022 air pollutants only exceeded WHO guidelines on five out of 30 days. While this does still equate to exposure to just over twice the amount of air pollution exposure recommended annually, Dalston still fares much better than many other areas of the capital.
Is Dalston a safe place to live?
In the Dalston SNT area there were 3,963 criminal offences reported between February 2020 and January 2022. This number includes 1,410 reports of theft, 814 violent crimes and 342 vehicle offences. Dalston also saw 317 public order offences, 299 burglaries and 298 drug offences.
Generally, crime was higher throughout 2020 than it was in 2021, however rates were very up and down throughout 2021. For example, crime was lowest in April 2021 when just 127 reports were made, however crime peaked just a few months later in July 2021, when there were 202 recorded incidents. Crime rose from 156 reports in December 2021 to 197 incidents in January 2022.
Data from the Metropolitan Police illustrates that in November 2021 there were 30 incidents involving theft from a person and 24 drug offences in Dalston. The area around Dalston Kingsland was a hotspot for crimes involving theft from a person, whereas the areas around the Kingsland Shopping Centre and Wilton Way were hotspots for drug offences.
This data also shows that crime in the area was much higher than across the borough of Hackney and the wider London area. There were 35 crimes per 1,000 residents in November 2021 compared to 11 per 1,000 residents across Hackney, and eight per 1,000 residents across the wider London area.
Which celebrities live in Dalston?
Renowned music hall artist Marie Lloyd lived on Graham Road, and this connection has since been recognised by English Heritage with the addition of a blue plaque. Additionally EastEnders legends Tony Holland and Barbara Windsor both spent time living on Walford Road, which incidentally served as the inspiration for the exterior designs of the houses seen on the soap.
Things to consider when moving to Dalston
Dalston is home to an impressive selection of architecture, including Victorian terraces and contemporary apartments. The diverse local population means that the restaurants, eateries and shops in the area have an array of offerings, from Caribbean food to Polish delicatessens.
For families with school-age children, specific postcodes are likely to be much more appealing than others. However the good news is that there are more than 40 schools within one mile of the area which should provide more than enough choice. The Dalston area is also home to several 'Outstanding' schools including Our Lady and St Joseph Catholic Primary, Queensbridge Primary,and Shacklewell Primary.
Dalston benefits from excellent transportation links and proximity to one of the local Overground stations may influence where in the area you choose to look for property. Dalston Kingsland is served by Overground services to the likes of Willesden, Camden Road, Highbury & Islington, Richmond, Stratford and other West London destinations. Meanwhile overground services to Canada Water, White Chapel, Shoreditch and numerous destinations in South London run through Dalston Junction.
An impressive selection of buses run through the area, including one night service which ensures travel to and from the area is possible 24 hours a day. There are numerous major roads in the area including the A10 which runs south to the City and north to Hertford. The area also benefits from the Cycle Superhighway 1, the Quietway 2 and other signposted routes to Finsbury Park and Hackney Downs.
Do note that Dalston doesn't have a direct rail connection to Central London and it isn't part of the Underground network. However direct connections to zone 1 locations can be sought from nearby Highbury & Islington and Hackney Central stations.