Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.52203, -0.07882

EC2A 2FE— Hoxton East & Shoreditch, Hackney

Location and area intelligence for EC2A 2FE, Hoxton East & Shoreditch, Hackney

The premium commuter base

 

Schools 100%Safety 4/100Transport 80/100Low yield 2.15%

Best for: Commuters, Young professionals

Compare areas

Well-connected — strong transport access

Liveability
67
Safety
4
Schools
60
Transport
80
Environment
40
Investment
52

The bottom line

EC2A 2FE offers exceptional schools (100% Good/Outstanding) and good transport links at £1,034,800 median — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

EC2A 2FE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price+99.0% vs London avg
vs London crime+669.0% vs London avg

Deep-dive guides for EC2A 2FE

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart📈 Up & Coming⚠️ Very high crime💎 Premium

“The premium commuter base”

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How EC2A 2FE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Virginia Primary School

Not yet inspected · 7 min walk

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 8 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 10 min walk

9 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 357.9%

+457% 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

Other30%
Theft19%
Violence & sexual offences16%
Anti-social behaviour10%
Drug offences9%
Robbery6%
Burglary6%
Vehicle crime4%

Stop & search

10.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

19

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 695m

Crime is +669% 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.

£1,034,800

Median sale price

Top 25% — 99% above London median

£1,034,800 is 99% above the London median (£520,000)

-52.8%

This year

Flat

Dominant type

Price history

5-year change
+96.1%
Sales (24 months)6
New build0.0%
Avg flat£1,034,800
Price per m²£16,169/m²
Price per ft²£1,502/ft²
Avg floor area64 m²

EPC breakdown

B
79%

Based on 79 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£44,730
First-time buyerFTB
£44,730
Additional propertyBTL/2nd
£75,774

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

£5,177/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£160,000
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 0.00 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,105
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2025 · CAGR

+-12.1%

Total change

-54%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.6%

per year

Acceleration

-27.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 91 sales

Property Type Mix

Total: 91 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£1.30m£1.30m+0%58
Pandemic surge2020–2021£1.39m£528k-62%11.5
Rate-rise correction2022–2023£1.07m£1.27m+19.3%1.5
Current market2024–2025£1.06m£600k-43.6%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
-4%
District
-4%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing7
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Top 10% — exceptional connectivity
Liverpool Street StationElizabeth line line
5.2 min walk
Shoreditch High Street

Nearby stations

Shoreditch High Street Rail StationWindrush
4 min walk
Shoreditch High StreetNational Rail
4 min walk
London Liverpool Street Rail StationWeaver · Greater Anglia
6 min walk
Liverpool StreetElizabeth line
7 min walk
Liverpool Street Underground StationCircle · Hammersmith & City
8 min walk
No bus stops within 400m

77

Walkability score

399

Footpaths (500m)

40

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge20 min ↓
Victoria36 min ↓
Waterloo35 min ↓
Canary Wharf22 min ↓
City ★18 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

18

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)125
Nearest car park145m
Santander docks (800m)40
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
502m
🅿️
Brick Lane Car Park· yes
555m

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
NoiseMEDIUM
road · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 10%
Less green space than 83% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.7 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 yield853.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST. KATHERINE'S DOCK PRACTICE

FLAT 12, NIGHTINGALE HOUSE, 50 THOMAS MORE STREET, E1W 1UA

23 min walk

99%

Recommend GP

99%

Overall GP experience

0

GPs within 1km

21

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 673 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

112

Parks (1km)

362

Restaurants (800m)

129

Cafes (800m)

25

Pubs (400m)

0

Pharmacies (800m)

20

Gyms (1km)

35

Sports (1km)

5

Convenience

Nearest supermarketAldi · 257 m
1 tennis courts14 sports halls

Nightlife (500m)

0

Nightclubs

25

Late-night venues

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

2

Libraries (1km)

10

Cinemas (2km)

520m

Post office

Nearby shops

Food & Wine59 m
Sweet Spot115 m
Tesco Express221 m
City Supermarket248 m

Nearby cafes

Black Sheep Coffee26 m
Attendant85 m
My Pasta Bar104 m
Corner Savoy104 m

Nearby restaurants

Sohaila48 m
Damascu Bite72 m
Pavilion Restaurant75 m
Kolamba East94 m

Nearby pubs

The Light Bar33 m
Vagabond35 m
Beechwood62 m
The Crown and Shuttle66 m

Nearby gyms

BLOK Shoreditch122 m
Moss Pilates181 m
Shoreditch Pilates287 m
Frame299 m

Nearby pharmacies

Day Lewis Pharmacy813 m
Judd's Pharmacy903 m
Columbia Pharmacy950 m
Superdrug979 m

Nearby health

S E I K Psychiatry102 m
Bishopsgate Dental Care199 m
London Pregnancy Clinic202 m
Xyla Elective Care207 m
Food hygiene (5-star)73% of 897

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

52

Investment score

Moderate

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

Low gross yield (2.1%) 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
2.1% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score95/100
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

25/100

Velocity score

Future outlook

88.4

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score20/100
Bakerloo Extension route3,273m
Crossrail 2 route2,029m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,894 nationally

1,869

Est. population

4,667/km²

71%

Employed

75%

Degree educated

2.4%

Claimant rate

Urban coreMedium densityYoung professionals

17

Community stability

Age profile

63%
19%
Under 188%
18–3463%
35–4919%
50–648%
65+2%

Tenure

70%
Own outright8%
Own (mortgage)11%
Private rent70%
Social rent10%
Shared ownership2%
Rent free0%

Ethnicity

29%
34%
18%
White British29%
White Other34%
Asian18%
Black7%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine6%
No car household85%
Unemployed5%
No qualifications5%

Housing tenure (Census 2021)

Private rent70%
Social rent10%

vs. London

Price vs London+99.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
256
Live planning apps (800m)
60
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
22
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
15
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)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
30
Largest scheme
412 homes · Land bounded by, Land bounded by, Curtain Road, Hewett Street/Great Eastern Street/Fairchild Place/Plough Yard/Hearn Street, EC2A 3LS
Pipeline pressure
NONE

Named schemes (500m)

Land bounded by, Land bounded by, Curtain Road, Hewett Street/Great Eastern Street/Fairchild Place/Plough Yard/Hearn Street, EC2A 3LS412 homes
completed
Land Fronting, Land Fronting, Norton Folgate, (Shoreditch High St) Worship Street, Hearn Street & Curtain Road, EC2A 3B357 homes
completed
SPITALFIELDS MARKET, E1165 homes
completed
132, 132, COMMERCIAL STREET, E1100 homes
completed
PHASE 1, 132, PHASE 1, 132, COMMERCIAL STREET, E157 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.5%
Ward turnout
34%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Kam AdamsLabour
Janet LeeGreen
Mihai CherejiGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,034,800)

£44,730

Standard buyer

£44,730

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 EC2A 2FE

Full postcodeEC2A 2FE
Postcode districtEC2A
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.522029
Longitude-0.078820
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