Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.52860, -0.09230

EC1V 1JS— Hoxton West, Hackney

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

The urban professional's pick

 

Bottom 25% LondonSchools 100%Safety 59/100Transport 64/100Low yield 1.98%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
59
Schools
60
Transport
64
Environment
42
Investment
44

The bottom line

EC1V 1JS offers exceptional schools (100% Good/Outstanding) at £1,122,000 median — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

EC1V 1JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+115.8% vs London avg
vs London income+3.3% vs London avg
vs London crime+147.0% vs London avg

Deep-dive guides for EC1V 1JS

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

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How EC1V 1JS 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 · 7 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 15 min walk

12 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

160.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 285.2%

+79% 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

Other26%
Violence & sexual offences23%
Theft17%
Anti-social behaviour12%
Burglary9%
Vehicle crime5%
Robbery5%
Drug offences4%

Stop & search

4.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 516m

Crime is +147% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,122,000

Median sale price

Top 10% — 116% above London median

£1,122,000 is 116% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)7
New build100.0%
Avg flat£1,122,000
Price per m²£16,404/m²
Price per ft²£1,524/ft²
Avg floor area68.4 m²

EPC breakdown

B
96%
C
4%

Based on 100 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£53,450
First-time buyerFTB
£53,450
Additional propertyBTL/2nd
£87,110

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

25.9×

Price-to-income

£5,613/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£171,000
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.28 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £600k–£700k · P75: £700k+ · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2024£1.12m£1.12m+0%25

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Old StreetGreat Northern line
4.8 min walk
Old Street

Nearby stations

Old StreetNational Rail
5 min walk
Old Street Underground StationNorthern
5 min walk
Barbican Underground StationMetropolitan · Hammersmith & City
13 min walk
Angel Underground StationNorthern
13 min walk
Moorgate Underground StationCircle · Hammersmith & City
15 min walk
No bus stops within 400m

66

Walkability score

215

Footpaths (500m)

32

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge27 min ↓
Victoria39 min ↑
Waterloo35 min ↓
Canary Wharf33 min ↓
City ★22 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

13

Car parks (800m)

16

EV chargers (800m)

Nearest car park113m
Santander docks (800m)32
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
693m

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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.0 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
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

REPRODUCTIVE AND SEXUAL HEALTH SERVICES

SEXUAL HEALTH CENTRE, 4-5 BURRELL ST, SE1 0UN

32 min walk

0

GPs within 1km

15

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 207 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

138

Parks (1km)

70

Restaurants (800m)

27

Cafes (800m)

5

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 355 m
3 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

2

Libraries (1km)

8

Cinemas (2km)

351m

Post office

Nearby shops

Costcutter53 m
Sainsbury's Local189 m
Edgware Food & Wine303 m
First Stop News & Wine308 m

Nearby cafes

The Shepherdess54 m
Westland Coffee & Wine123 m
Stripes Cafe @ sixty one279 m
Barbican Cafe312 m

Nearby restaurants

La Lampara32 m
Aquila33 m
Nando's110 m
Tomahawk Steakhouse Hoxton132 m

Nearby pubs

Royal Star41 m
The Eagle46 m
William IV199 m
The Britannia Public House210 m

Nearby gyms

Tara Yoga Centre233 m
G Happy Feet Studios248 m
Ironmonger Row Baths280 m
Bikram Yoga284 m

Nearby pharmacies

Apex Pharmacy361 m
Judd's Pharmacy608 m
Chauhan S Chemist746 m
Portmans Pharmacy747 m

Nearby health

City Road Medical Centre115 m
Moorfields Eye Hospital (City Road campus)207 m
The London Orthodontic Clinic240 m
London Dental Centre285 m
Food hygiene (5-star)65% of 210

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

44

Investment score

Moderate

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

Low gross yield (2.0%) 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
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

29/100

Velocity score

Future outlook

68.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score34/100
Bakerloo Extension route3,689m
Crossrail 2 route885m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,789 nationally

1,465

Est. population

24,585/km²

72%

Employed

67%

Degree educated

£43,400

Median income

4.0%

Claimant rate

Urban coreVery high densityYoung professionals

32

Community stability

Age profile

21%
39%
26%
Under 1821%
18–3439%
35–4926%
50–6411%
65+4%

Tenure

17%
36%
29%
Own outright11%
Own (mortgage)17%
Private rent36%
Social rent29%
Shared ownership6%
Rent free0%

Ethnicity

25%
28%
17%
White British25%
White Other28%
Asian13%
Black17%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household73%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent36%
Social rent29%

vs. London

Income vs London+3.3%
Price vs London+115.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
121
Live planning apps (800m)
67
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
17
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
13
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)
1
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
108
Largest scheme
327 homes · 18-42, 18-42, Wharf Road, N1 7SW
Pipeline pressure
LOW

Named schemes (500m)

18-42, 18-42, Wharf Road, N1 7SW327 homes
completed
259, City Road, London, EC1V 1JE304 homes
completed
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
Canaletto Tower, 257, City Road, London190 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 (£1,122,000)

£53,450

Standard buyer

£53,450

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.

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Key facts for EC1V 1JS

Full postcodeEC1V 1JS
Postcode districtEC1V
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.528598
Longitude-0.092297
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