Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.52653, -0.08771

EC1V 1JB— Hoxton West, Hackney

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

City living at its best

 

Schools 100%Safety 58/100Transport 72/100

Best for: Commuters, Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
58
Schools
60
Transport
72
Environment
42
Investment
80

The bottom line

EC1V 1JB offers exceptional schools (100% Good/Outstanding) and good transport links — strong value for Commuters and Investors who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Location

EC1V 1JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London crime+165.0% vs London avg

Deep-dive guides for EC1V 1JB

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

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How EC1V 1JB 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 · 4 min walk

KS2: 109.7

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 2 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

172.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 513.7%

+92% 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

Other33%
Anti-social behaviour18%
Violence & sexual offences14%
Theft12%
Drug offences10%
Robbery5%
Vehicle crime5%
Burglary3%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

80

Road safety score

12

Accidents (5yr)

2

KSI (5yr)

11

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 152m

Crime is +165% above London average

Property

Prices, sales volume and market trends

Avg floor area63.1 m²

EPC breakdown

B
1%
C
4%
D
10%
E
2%
F
2%

Based on 19 properties · Confidence: medium

Street mix

Flat 47%Other 53%

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)

Affordability

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£157,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFull secondary glazing
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+5%

Total change

+239%

Market Activity

Price Velocity & Acceleration

Current Velocity

+83.0%

per year

Acceleration

-30.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£250k£218k-13%1.7
Pre-crash peak2005–2005£464k£464k+0%2
Rate-rise correction2022–2022£848k£848k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
19.1%
District
19.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 83% of London
Old Street Underground StationNorthern line
0.9 min walk
Old Street

Nearby stations

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

90

Walkability score

305

Footpaths (500m)

38

Santander docks (800m)

0.1 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

14

Car parks (800m)

18

EV chargers (800m)

Total spaces (800m)125
Nearest car park309m
Santander docks (800m)38
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
309m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 40.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 50% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.0 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.5 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

32 min walk

0

GPs within 1km

14

Dentists within 1km

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 192 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

124

Restaurants (800m)

48

Cafes (800m)

16

Pubs (400m)

3

Pharmacies (800m)

11

Gyms (1km)

22

Sports (1km)

7

Convenience

Nearest supermarketM&S Food · 182 m
1 tennis courts1 swimming pools9 sports halls

Nightlife (500m)

2

Nightclubs

18

Late-night venues

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

2

Libraries (1km)

9

Cinemas (2km)

232m

Post office

Nearby shops

Sun Star Express15 m
Martin's89 m
Kham Shop96 m
Sainsbury's Local190 m

Nearby cafes

Starbucks41 m
Grind70 m
Kiss The Hippo70 m
Good To Go89 m

Nearby restaurants

KFC4 m
Chicken Hub14 m
The Sushi Co26 m
Honest Burgers73 m

Nearby pubs

Nightjar5 m
The 3 Crowns65 m
Serata Hall103 m
Old Fountain107 m

Nearby gyms

Gym Box189 m
Bikram Yoga240 m
énergie Fitness280 m
Virgin Active406 m

Nearby pharmacies

Apex Pharmacy195 m
Judd's Pharmacy438 m
Portmans Pharmacy597 m
Chauhan S Chemist808 m

Nearby health

Clinical Pharmacist Solutions39 m
Peppy Health46 m
Dental Arts Studio- City Road53 m
Moorfields Eye Hospital (City Road campus)192 m
Food hygiene (5-star)68% of 341

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

80

Investment score

Strong

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

Avg monthly rent
£1,850London avg: £1,950/mo
Gentrification score45/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

60

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route3,526m
Crossrail 2 route1,259m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,535 nationally

1,816

Est. population

15,815/km²

63%

Employed

45%

Degree educated

6.9%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

18%
32%
23%
19%
Under 1818%
18–3432%
35–4923%
50–6419%
65+9%

Tenure

22%
62%
Own outright6%
Own (mortgage)7%
Private rent23%
Social rent62%
Shared ownership2%
Rent free0%

Ethnicity

26%
29%
23%
White British26%
White Other29%
Asian7%
Black23%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine20%
No car household72%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent62%
Private rent22%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
171
Live planning apps (800m)
97
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
30
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
20
Local approval rate
47%
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)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
112
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

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Key facts for EC1V 1JB

Full postcodeEC1V 1JB
Postcode districtEC1V
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.526527
Longitude-0.087713
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