Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.52530, -0.08056

EC2A 3BS— Hoxton East & Shoreditch, Hackney

Location and area intelligence for EC2A 3BS, Hoxton East & Shoreditch, Hackney

City living at its best

 

Schools 100%Safety 34/100Transport 79/100~2% yield · indicativeOnly 3 sales — thin data

Best for: Commuters, Young professionals

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Well-connected — strong transport access

Liveability
67
Safety
34
Schools
60
Transport
79
Environment
40
Investment
44

The bottom line

EC2A 3BS offers exceptional schools (100% Good/Outstanding) and good transport links — a strong choice for Commuters and Young professionals.

Less suited to Families.

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Location

EC2A 3BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+378.0% vs London avg

Deep-dive guides for EC2A 3BS

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

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“City living at its best”

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How EC2A 3BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Monica's Catholic Primary School

Not yet inspected · 4 min walk

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 5 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Columbia Market Nursery School

Not inspected · 7 min walk

10 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

311.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 837.5%

+246% 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%
Theft21%
Violence & sexual offences18%
Drug offences14%
Anti-social behaviour7%
Robbery5%
Burglary5%
Vehicle crime4%

Stop & search

3.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

17

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 377m

Crime is +378% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£11,387/m²
Price per ft²£1,058/ft²
Avg floor area105.9 m²

EPC breakdown

B
19%
C
41%
D
5%
E
1%

Based on 66 properties · Confidence: high

Street mix

Flat 96%Other 4%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£264,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2024 · CAGR

+6.8%

Total change

+389%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.6%

per year

Acceleration

-83.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 78 sales

Property Type Mix

Total: 78 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£230k£230k+0%21
Post-dot-com plateau2001–2004£315k£310k-1.6%3.8
Pre-crash peak2005–2007£335k£506k+51.1%3.3
GFC & correction2010–2012£491k£524k+6.6%2
Help-to-Buy recovery2013–2016£645k£1.26m+95.7%3
Brexit uncertainty2017–2019£828k£895k+8.2%3
Rate-rise correction2022–2023£755k£1.29m+70.5%1
Current market2024–2024£1.13m£1.13m+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.8%
District
6.8%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing8
Trend Position75

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 StationGreater Anglia line
9.3 min walk
Shoreditch High Street

Nearby stations

Shoreditch High Street Rail StationWindrush
5 min walk
Shoreditch High StreetNational Rail
5 min walk
Old Street Underground StationNorthern
6 min walk
Hoxton Rail StationWindrush
10 min walk
London Liverpool Street Rail StationWeaver · Greater Anglia
10 min walk
No bus stops within 400m

73

Walkability score

282

Footpaths (500m)

41

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

16

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)125
Nearest car park165m
Santander docks (800m)41
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
333m

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: 0.1 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 10%
Less green space than 81% of London

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 yield853.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WOMENS LONDON MHTR

LPP COMMUNITY, 7 HOLYROOD STREET, SE1 2EL

30 min walk

0

GPs within 1km

20

Dentists within 1km

Nearest hospitalMildmay Mission Hospital · 438 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

236

Restaurants (800m)

84

Cafes (800m)

46

Pubs (400m)

1

Pharmacies (800m)

18

Gyms (1km)

26

Sports (1km)

4

Convenience

Nearest supermarketLongdan · 380 m
1 tennis courts7 sports halls

Nightlife (500m)

0

Nightclubs

46

Late-night venues

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

2

Libraries (1km)

10

Cinemas (2km)

205m

Post office

Nearby shops

Krystals151 m
JNS Food & Wine189 m
Maya Food & Wine250 m
Sainsbury's Local280 m

Nearby cafes

The Leaf66 m
Kybelle72 m
Project 4485 m
Santo Remedio90 m

Nearby restaurants

Ruby24 m
Kricket37 m
Flat Iron Shoreditch40 m
Plant Shack46 m

Nearby pubs

Ballie Ballerson16 m
Simmons Bars34 m
Merchants Tavern40 m
Ninetyeight Bar & Lounge46 m

Nearby gyms

Shoreditch Pilates104 m
Frame145 m
Amica Shoreditch182 m
The Vault Gym302 m

Nearby pharmacies

Judd's Pharmacy520 m
Apex Pharmacy666 m
Columbia Pharmacy806 m
Clarks Healthcare1.1 km

Nearby health

Liberty Dentists438 m
Mildmay Mission Hospital438 m
Xyla Elective Care448 m
S E I K Psychiatry450 m
Food hygiene (5-star)69% of 567

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 score63/100
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

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

74.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route3,554m
Crossrail 2 route1,665m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,934 nationally

1,447

Est. population

10,351/km²

77%

Employed

72%

Degree educated

4.8%

Claimant rate

Urban coreHigh densityYoung professionals

20

Community stability

Age profile

59%
22%
Under 1810%
18–3459%
35–4922%
50–647%
65+2%

Tenure

64%
15%
Own outright8%
Own (mortgage)12%
Private rent64%
Social rent15%
Shared ownership1%
Rent free1%

Ethnicity

29%
36%
White British29%
White Other36%
Asian13%
Black10%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine7%
No car household83%
Unemployed5%
No qualifications6%

Housing tenure (Census 2021)

Private rent64%
Social rent15%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
178
Live planning apps (800m)
74
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
25
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
20
Local approval rate
67%
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)
33
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
14-15, 14-15, HOXTON SQUARE, N1 6NU48 homes
completed
7-27, 7-27, DRYSDALE STREET, N1 6ND39 homes
completed
SITE ON THE CORNER OF, 23-45, SITE ON THE CORNER OF, 23-45, FANN STREET, VISCOUNT STREET, EC1Y38 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

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Key facts for EC2A 3BS

Full postcodeEC2A 3BS
Postcode districtEC2A
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.525304
Longitude-0.080556
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