Area Update: Haggerston & Dalston

JUNE 2014

Haggerston & Dalston

SHAPING the PRIVATE RENTED SECTOR

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In 2007 Young Group acquired Acton’s Lock, a purpose built development located on bank of the Regent’s Canal in Haggerston, E2. Then in 2008, following the success of Acton’s Lock, we acquired The Interchange development in neighbouring Dalston, E8.

City Farm which, for over 20 years, has given the local community the opportunity to experience farming right in the heart of the city. It continues to be a popular tourist destination.

Every Saturday Haggerston hosts Broadway Market, with over 100 stalls welcoming visitors and offering a wide range of good, such as organic foods, books, boutique fashion and more.

Dalston, E8

Over the past five years, Dalston has become synonymous with hidden nightclubs, vintage clothing, great

Haggerston, E2

In the 1990s a number of buildings in the Haggerston area were privately converted into gated communities and this, along with its close proximity to Hoxton and Shoreditch, made the area popular with students and workers in the media and creative industries.

One of the main attractions of the area is Haggerston Park (pictured). The park has received a Green Flag award for the high quality of the green space it provides, including a community orchard and vegetable garden.

The park has been modernised over recent years and provides the local community with many great facilities, including: an astroturf pitch, athletics track (seasonal), BMX cycle track, multi-usage games area (for tennis, football, basketball and netball), extensive gardens, a pond, a trim trail (multi-gym fitness apparatus) and a ping pong table.The park is also home to the Hackney

Area Update from Young Group, SHAPING the PRIVATE RENTED SECTOR

RESEARCH | INVESTMENT | FINANCE | ASSET MANAGEMENT

An Introduction

The Haggerston & Dalston Area

We retained a number of units in both developments with the balance being purchased by private clients.

Both developments, situated in the Borough of Hackney, were chosen for their desirable location and proximity to local amenities and transport links.

The principal reason for investing in these developments was that the areas would be positively impacted by infrastructure improvement delivered by the London Overground extension, which was completed in 2010.

The Overground line improvement was a catalyst for the regeneration of the area, and we are delighted that improvements continue to this day.

The gentrification and redevelopment of the local area has positively impacted the capital values of property throughout the Borough of Hackney.

Average capital growth has been strong and the current market conditions lead us to believe that this growth will continue.

As some clients may not be familiar with the local area and the changes that are taking place, we thought it would prove useful to provide an update of how the area has transformed of late.

coffee and some of the best people-watching in London.

For residents shopping needs there is the Kingsland Shopping Centre, which has a mixture of high street brands and independent retailers. The Ridley Road Market, with over 180 stalls offers a large range of goods and foods from around the globe.

Other highlights of the area include the London Fields Lido, a 50 metre heated outdoor pool, and Dalston Roof Park. The Roof Park hosts a number of summer events, such as; small theatre productions, outdoor film screenings, gigs and rooftop foodie evenings.

The regeneration of Haggerston and Dalston has created an attractive and desirable locality with many lively neighbourhoods, popular with young renters, that has something for everyone.

The Interchange

Acton’s Lock

Acton’s Lock, completed in the Summer of 2007, has 22 units with a mix of 1, 2 and 3 bed properties.

Under the development is Lock 7, an independent cycle shop staffed by fully qualified repair staff. There is also the a cycle café that serves a range of hot and cold food and beverages.

The Perseverance, located opposite the development, is a quaint and independently run pub that is perfect for a spot of lunch or a quiet drink. It also has a large covered and heated beer garden and regularly screens big sporting events.

The following stations are within easy walking distance:

Cambridge Heath• Overground (Lea Valley Lines)• National Rail (Greater Anglia)

Hoxton• Overground (East London Line)

Bethnal Green• Central Line



The Interchange was completed in the Summer of 2008. The development has 34 private units with a mix of 1, 2 and 3 bedroom properties.

Within a five minute walk of the development is a large Sainsbury’s supermarket that sits alongside a number of independent retailers. The main high street (Kingsland High Street), which has an abundance of cafés, shops and restaurants, is only a short walk from the development

The development is also perfectly located between three overground stations, providing quick and easy access to the rest of London:

Dalston Kingsland• Overground (North London Line)

Dalston Junction• Overground (East London Line)

Hackney Downs• Overground (Lea Valley Lines)• National Rail (Greater Anglia)

There are also frequent bus services to both the City and the Shoreditch areas.

Young Group and the Area

Young Group manages the majority of properties in the Acton’s Lock and Interchange developments, some as part of the company’s own portfolio and others on behalf of a number of private landlord clients. Investments were principally made in these areas due to the infrastructure improvement brought about by the arrival of the London Overground extension.

Acton’s Lock The Interchange

The Perseverance

Lock 7 Cycle Shop & Café

Kingsland High Street


Haggerston and Dalston are located in the London Borough of Hackney. As an Olympic host borough, it became a centre for major regeneration. Hackney has seen significant redevelopment and growth over the last nine years with investment and support being provided to local businesses, industries and town centres.

Area Enlivenment


With the arrival of the London Overground network at Dalston Junction station in addition to Dalston Kingsland station, Dalston became connected to the rest of the tube network. These stations help to connect Dalston with the four corners of the capital.

The improved transport links attracted more creative industries and cultural organisations, which has made Dalston home to a plethora of photographers, architects, music studios, fashion designers, publishers and website designers. It’s in very close proximity to the East London Tech City initiative (also known as Silicon Roundabout).

The arts are very much alive in Hackney and especially around Haggerston and Dalston. Visitors come from all over the world to experience what the area has to offer, including; the award-winning Arcola Theatre, the world renowned Vortex Jazz Club (pictured above), the buzzing artistic and exhibition space of Gillett Square, as well as a host of pop-up shops, installations and galleries.

Dalston is also home to some of the capital’s most exciting bars, restaurants and cafés.

The Bridge Academy

The Bridge Academy, located in Haggerston, opened in 2007 on a site along the banks of Regent’s Canal, it added a sixth form provision in 2012.

The school, a coeducational secondary school and sixth form, is sponsored by the financial services company UBS and has specialisms in mathematics and music.

Smooth You Town Spa

The Regeneration of the Dalston area has attracted a variety of new businesses to the area, including the £1.5million Smooth You Town Spa.

The popular spa provides a first-rate customer service – including offering complimentary champagne – and caters to the wide ranging clientèle of the area.

Dalston Square

Dalston Square is the largest new public space to be created in the area for more than 100 years and will provide 600 homes and significant retail outlet space. It will also house the new Dalston C.L.R. James Library and the Hackney Archives.

Capital Value Appreciation

Since 2005 house prices in Haggerston and Dalston have risen at a faster rate than anywhere else in East London over the last eight years*:

• The average Dalston property price has risen by £192,110 (50.8%)

• The average Haggerston property price has risen by £203,100 (55.7%)

*Data from landregistry.gov.uk

Area Action Plans (AAP) have been prepared for both Hackney and Dalston town centres to ensure that a joined up strategy is pursued for each location.

Dalston was designated as a ‘Major Town Centre and an Area of Intensification’ in the 2011 London Plan, and the APP has been prepared to guide and manage the development focus proactively.



The Future Plans

Young Group has been shaping the Private Rented Sector for more than a decade, having built an enviable reputation for delivering robust asset management supported by a proven customer-centric lettings and property management platform.

Young Group’s operational business, Young London, has been recognised by The Times, The Sunday Times, HSBC and Bloomberg for the quality of its service and forward thinking approach to the day-to-day management of PRS assets, tenancies and resident services. Recently, the International Property Awards crowned Young London the Best UK Lettings Agency 2013/14.

Young Group’s clients include institutional investors, corporates, developers and housing associations. We provide a respected, tried and tested – yet ever advancing – operational platform to our PRS clients, as well as consultancy services.

About Young Group

About Area Update

David MackenzieDirector of Asset ManagementYoung Group

+44 (0)20 7531 [email protected]

For a decade, many of Young Group’s clients have invested in Private Rented Sector assets following our identification of target areas that offer a strong case for future capital appreciation.

Our Area Update series charts the impact that investment and regeneration is having in our target areas. It also provides a flavour of the character of the neighbourhood and its desirability as a place for our residents to call home.

For Further Information

In Summary

The Haggerston & Dalston areas have undergone huge transformation since London was awarded the 2012 Olympics in 2005. The improvements to the area have made it a highly desirable location for residents and businesses alike and as the development continues it can only lead to a positive impact on long term yields and capital values.

The rail infrastructure improvements in the area may eventually be accompanied by Crossrail 2 ‘Chelsea-Hackney line’ in both Dalston and Hackney Central. This would transform the way that the centres are connected to the national rail network.

The council believes that too much local ‘spending power’ leaves the Borough and are thus encouraging the provision of additional and higher quality shopping and services to encourage residents to shop locally.

The strategic intention is to ensure a well-balanced offer that regenerates the locality to compliment the distinctiveness and character of each area.

The Regeneration of Haggerston, Dalston and the surrounding areas continues, with London & Quadrant Housing Trust building 761 new homes as well as a community centre, nursery and play facilities and more commercial retail space.

Area Update: Haggerston & Dalston

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