Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.52745, -0.08832

EC1V 1AA— Hoxton West, Hackney

Location and area intelligence for EC1V 1AA, Hoxton West, Hackney

City living at its best

 

Top 5% LondonSchools 100%Safety 69/100Transport 71/100Low yield 2.92%⚠ Knotweed sites nearby

Best for: Families, Commuters, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
76
Safety
69
Schools
60
Transport
71
Environment
41
Investment
56

The bottom line

EC1V 1AA offers exceptional schools (100% Good/Outstanding), low crime and good transport links at £760,000 median — strong value for Families and Commuters who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how EC1V 1AA scores on each.

Do you commute into central London daily?
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?

Toggle a question above to see how EC1V 1AA meets your needs.

Location

EC1V 1AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+46.2% vs London avg
vs London crime+59.0% vs London avg

Deep-dive guides for EC1V 1AA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare EC1V 1AA with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“City living at its best”

Share:WhatsAppShare on X

How EC1V 1AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Luke's CofE Primary School

Not yet inspected · 3 min walk

KS2: 109.7

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 4 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 14 min walk

12 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

103.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 482.4%

+15% vs borough

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

Crime by type

Other32%
Theft20%
Anti-social behaviour14%
Violence & sexual offences12%
Burglary10%
Robbery5%
Vehicle crime5%
Drug offences3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

83

Road safety score

9

Accidents (5yr)

2

KSI (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 212m

Crime is +59% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£760,000

Median sale price

Top 25% — 46% above London median

£760,000 is 46% above the London median (£520,000)

-17.9%

This year

Flat

Dominant type

Price history

5-year change
+13.4%
Sales (24 months)6
New build0.0%
Avg flat£760,000
Price per m²£13,240/m²
Price per ft²£1,230/ft²
Avg floor area57.4 m²

EPC breakdown

B
86%
C
4%
D
1%

Based on 91 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£25,500
First-time buyerFTB
£25,500
Additional propertyBTL/2nd
£48,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

£3,802/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£143,500
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.48 W/m²K
Roof(other premises above)
Heating fuelelectricity (not community)
GlazingHigh performance glazing
Council tax band Band AAnnual charge £1,148
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2026 · CAGR

+1.6%

Total change

+12%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

-43.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 111 sales

Property Type Mix

Total: 111 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£697k£697k+0%90
Pandemic surge2020–2021£967k£670k-30.7%5
Rate-rise correction2022–2023£535k£693k+29.4%2.5
Current market2024–2026£520k£780k+50%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
1.5%
District
1.5%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
Seasonal Timing8
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 82% of London
Old StreetGreat Northern line
1.8 min walk
Old Street

Nearby stations

Old Street Underground StationNorthern
2 min walk
Old StreetNational Rail
2 min walk
Hoxton Rail StationWindrush
12 min walk
Shoreditch High Street Rail StationWindrush
13 min walk
Moorgate Underground StationCircle · Hammersmith & City
13 min walk
2 bus routes · 10 stops within 400m · 78 buses/hr peak

89

Walkability score

316

Footpaths (500m)

37

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge19 min ↓
Victoria38 min ≈
Waterloo34 min ↓
Canary Wharf32 min ↓
City ★17 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

15

Car parks (800m)

17

EV chargers (800m)

Total spaces (800m)125
Nearest car park255m
Santander docks (800m)37
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Clere Street Car Park· yes
417m

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: 40.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 50% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.0 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 19%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.4 km

Energy

Solar: 853 kWh/kWp/yr

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 yield852.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

URGENT CARE CENTRE

UCC GUYS HOSPITAL, GREAT MAZE POND, SE1 9RT

34 min walk

0

GPs within 1km

14

Dentists within 1km

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 133 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

111

Restaurants (800m)

42

Cafes (800m)

14

Pubs (400m)

3

Pharmacies (800m)

9

Gyms (1km)

17

Sports (1km)

8

Convenience

Nearest supermarketM&S Food · 228 m
1 tennis courts1 swimming pools6 sports halls

Nightlife (500m)

2

Nightclubs

16

Late-night venues

B
1,592 licensed premises in borough655 late-night refreshment licencesHome Office 2023/24

3

Libraries (1km)

9

Cinemas (2km)

263m

Post office

Nearby shops

Sun Star Express95 m
Sainsbury's Local115 m
Martin's196 m
Kham Shop205 m

Nearby cafes

Kiss The Hippo41 m
Starbucks141 m
Good To Go150 m
Grind166 m

Nearby restaurants

Pizza Union17 m
Moor & Mead53 m
Honest Burgers70 m
Pret A Manger80 m

Nearby pubs

The Alchemist48 m
The 3 Crowns55 m
Old Fountain69 m
Nightjar114 m

Nearby gyms

Bikram Yoga135 m
Gym Box233 m
énergie Fitness344 m
Tara Yoga Centre440 m

Nearby pharmacies

Apex Pharmacy237 m
Judd's Pharmacy399 m
Portmans Pharmacy670 m
Chauhan S Chemist832 m

Nearby health

Peppy Health84 m
Clinical Pharmacist Solutions96 m
Dental Arts Studio- City Road123 m
Moorfields Eye Hospital (City Road campus)133 m
Food hygiene (5-star)66% of 310

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

56

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score51/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

91.7

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route3,615m
Crossrail 2 route1,152m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,173 nationally

1,912

Est. population

23,371/km²

63%

Employed

72%

Degree educated

1.5%

Claimant rate

Urban coreVery high densityYoung professionals

21

Community stability

Age profile

64%
17%
Under 1811%
18–3464%
35–4917%
50–646%
65+3%

Tenure

14%
62%
Own outright10%
Own (mortgage)14%
Private rent62%
Social rent12%
Shared ownership3%

Ethnicity

26%
33%
22%
White British26%
White Other33%
Asian22%
Black5%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine5%
No car household87%
Unemployed6%
No qualifications5%

Housing tenure (Census 2021)

Private rent62%
Social rent12%

vs. London

Price vs London+46.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
150
Live planning apps (800m)
83
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
23
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
18
Local approval rate
50%
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
Central activities zone
Yes
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
113
Largest scheme
302 homes · 145 and 37, 145 and 37, City Road, East Road, N1 6AZ
Pipeline pressure
NONE

Named schemes (500m)

145 and 37, 145 and 37, City Road, East Road, N1 6AZ302 homes
completed
Eagle House , 159-189, Eagle House , 159-189, City Road, Land bounded by Britannia Walk, Ebenezer Street & Westland Place, N1 7EH276 homes
completed
New Regent's College Upper School, New Regent's College Upper School, Nile Street, N1 7RD175 homes
completed
Blue Hut Site, Corner of, Blue Hut Site, Corner of, Provost Street, Nile Street, N1175 homes
completed
Central Foundation School, 15, Cowper Street, City Road, Leonard Street and adjacent to CFS for Boys, London, EC2A 4AP173 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.0%
Ward turnout
32%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Nicholas BlincoeGreen
Ben LucasLabour
Jas Zavar CroweGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£760,000)

£25,500

Standard buyer

£25,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in EC1V 1AA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for EC1V 1AA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

What else could £760k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track EC1V 1AA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for EC1V 1AA

Full postcodeEC1V 1AA
Postcode districtEC1V
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.527445
Longitude-0.088323
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