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London Fields and Dalston house prices,and what they mean.

The median existing home in London Fields and Dalston sold for £600,000 over the 12 months to July 2026, broadly flat on the year before, and 456 homes sold there in 2025. Covers the E8 postcode sectors around London Fields and Dalston. Neighbourhood boundaries are informal: these figures cover the postcode sectors E8 1, E8 2, E8 3, E8 4.

Median sold price
£600,000
Existing homes, including flats
Change on the year
−0.8%
vs the previous 12 months
Homes sold
456
in 2025
Sold above £500,000
68%
England: 19%

By type of home

What each type sells for.

Median sold prices by property type in London Fields and Dalston, the 12 months to July 2026
TypeMedianChangeSales
Detached housesToo few salesn/a2
Semi-detached housesToo few salesn/a9
Terraced houses£1,000,000−6.5%43
Flats and maisonettes£546,000−2.5%270

Check the price range for one type of home. Half of existing homes sold went for between £450,000 and £815,000, and 85% were leasehold. New builds, counted separately: 5% of sales in the 12 months to July 2025, at a median of £794,000.

Price spread

Where sales fall.

  • Under £150k3
  • £150k to £250k6
  • £250k to £350k18
  • £350k to £500k76
  • £500k to £750k120
  • £750k to £1m57
  • £1m+44

Ten years of prices

The median sold price, year by year.

Median sold price in London Fields and Dalston from 2016 (£545,000) to 2025 (£600,000)
Calendar years. Five-year change (2020 to 2025): +4.3%.

How it compares

Against the wider area.

  • London Fields and Dalston£600,000
  • Hackney£580,000
  • England£295,000

Busiest months

  1. January: 7% of sales
  2. February: 7% of sales
  3. March: 12% of sales
  4. April: 6% of sales
  5. May: 6% of sales
  6. June: 11% of sales
  7. July: 9% of sales
  8. August: 10% of sales
  9. September: 10% of sales
  10. October: 8% of sales
  11. November: 8% of sales
  12. December: 8% of sales

Share of completed sales by month, 2022 to 2025. The three busiest months are highlighted.

What the numbers mean

Reading the London Fields and Dalston market, from both sides.

Figures tell you what has happened. What they mean for one home, and one decision, depends on the details.

If you are selling

A flat market

Prices in London Fields and Dalston have been broadly flat, within 0.8% of the previous 12 months. Without a rising market to lean on, the asking price has to be justified by the home itself and by what similar homes have actually sold for.

Buyers with more at stake

With about one in 1 sales above £500,000, many buyers in London Fields and Dalston are borrowing large sums. Their lender's valuer has to agree with the price, so an asking price that runs ahead of local comparable sales can unravel weeks after an offer is accepted.

Why down-valuations happen

More buyers about

Sales of existing homes in London Fields and Dalston rose by 16% between 2024 and 2025. More activity brings more buyers, but they are also comparing more homes, so a home still has to stand out at its price.

When sales complete

Completions in London Fields and Dalston have peaked in March, June and September over the last four years. Sales usually take a few months to complete, so those peaks reflect offers agreed well before.

Choose the agent you like. Make sure you like the deal too.

Most sellers instruct the agent they feel most comfortable with. Before you sign, Jon can check the asking price, the fees and the contract terms are as good as the relationship. Read choosing an estate agent: valuations, fees and the contract.

Tell Jon about your sale

If you are buying

Steady prices

With prices in London Fields and Dalston broadly flat on the year, there is less pressure to rush, and more reason to judge each home on recent comparable sales rather than on the asking price.

A higher-value market

About one in 1 sales in London Fields and Dalston is above £500,000, compared with 19% across England. At these prices a down-valuation or a survey issue moves the numbers by tens of thousands of pounds, which is when an independent view is worth having.

Down-valuations explained

Plenty of leasehold

85% of homes sold in London Fields and Dalston were leasehold, mostly flats. Lease length, service charges and ground rent all affect value and whether a lender will lend, so they deserve attention before an offer, not after.

A busier market

456 homes sold in London Fields and Dalston in 2025, and sales of existing homes were 16% higher than in 2024. More activity means more competition for the best homes, and more chains for a purchase to depend on.

Thinking of buying or selling in London Fields and Dalston? Jon Pulman has spent his career in English estate agency. Tell him about your situation and he will tell you honestly whether a consultation would help.

Tell Jon about your situation

Local knowledge

What Jon knows about these streets.

From Jon's years in London estate agency and branch management from 2000 onwards.

Bethnal Green and Hackney (E2, E8, E9, E5)

E2 · E8 · E9 · E5

Few parts of London have changed as much since 2000. Bethnal Green has Georgian and Victorian terraces, around Columbia Road and towards Victoria Park, alongside large post-war council estates and warehouse conversions on the Shoreditch side.

Hackney’s most sought-after homes are its Victorian terraces near London Fields, Hackney Downs and Victoria Park, where an original period house with a garden is the prize and competition for the best ones is strong. Clapton offers similar houses for a little less, while Hackney Wick has turned from industrial land into canal-side flats and creative workspace.

Across both, prices vary sharply by street and by building. For houses, buyers look at condition, extensions and loft potential. For flats, which are most of what sells, the leasehold checks matter: lease length, service charges and, in some newer and taller buildings, the fire-safety position a lender will ask about.

Jon's notes describe the character of an area and what tends to drive value there. The figures above show what the market is doing now.

Questions

London Fields and Dalston house prices: common questions.

What is the average house price in London Fields and Dalston?

The median sold price of an existing (second-hand) home in London Fields and Dalston over the 12 months to July 2026 was £600,000, based on 324 sales registered with HM Land Registry so far. Half of them went for between £450,000 and £815,000. New builds are counted separately, because they take much longer to be registered.

Are house prices in London Fields and Dalston going up or down?

The median sold price in London Fields and Dalston is −0.8% compared with the previous 12 months. Over five years (2020 to 2025), the median has changed by +4.3%. Averages move with the mix of homes sold, so a change of a few per cent can reflect which homes happened to sell as much as a change in values.

How much does a house cost in London Fields and Dalston?

Median sold prices in London Fields and Dalston over the 12 months to July 2026: terraced houses £1,000,000; flats and maisonettes £546,000.

How many homes sell in London Fields and Dalston each year?

456 homes sold in London Fields and Dalston in 2025, and sales of existing homes were +16% on 2024. These are standard open-market sales at full price; repossessions, sales to companies and buy-to-let purchases that Land Registry can identify are excluded.

Why might a home in London Fields and Dalston sell for more or less than these figures?

These are medians across every home sold, so they mix flats with large detached houses and plain homes with exceptional ones. A single home's value depends on what comparable homes nearby have sold for, its condition and the market at the time. Sales also take weeks or months to appear in Land Registry records (new builds up to a year), so the latest months are still filling in.

Nearby

Other neighbourhoods in Hackney.