De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.54012, -0.08525

N1 3JF— De Beauvoir, Hackney

Location and area intelligence for N1 3JF, De Beauvoir, Hackney

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 57/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
72
Schools
90
Transport
57
Environment
71
Investment
46

The bottom line

N1 3JF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

N1 3JF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.3% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for N1 3JF

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How N1 3JF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hackney New Primary School

Not yet inspected · 2 min walk

KS2: 108.3

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 7 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.6 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 323.5%

-7% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour12%
Theft11%
Drug offences7%
Robbery5%
Vehicle crime5%
Burglary4%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.5km

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N1 district median

£632,500

Based on 495 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£19,946/m²
Price per ft²£1,853/ft²
Avg floor area73.2 m²

EPC breakdown

B
3%
C
26%
D
14%

Based on 43 properties · Confidence: high

Street mix

Semi 25%Terraced 23%Flat 50%Other 3%

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£183,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+11.1%

Total change

+2029%

Market Activity

Price Velocity & Acceleration

Current Velocity

+162.2%

per year

Acceleration

+212.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached23.7%
Terraced23.7%
Flat/maisonette52.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£173k+147.1%2
Post-dot-com plateau2001–2004£138k£180k+30.9%1.5
Pre-crash peak2005–2007£250k£713k+185%1.3
GFC & correction2008–2012£608k£250k-58.9%3.3
Help-to-Buy recovery2013–2015£795k£758k-4.7%2
Brexit uncertainty2018–2018£1.15m£1.15m+0%1
Pandemic surge2021–2021£568k£568k+0%2
Current market2024–2024£1.49m£1.49m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
7.1%
District
8.8%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
18.9 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
9 min walk
HaggerstonNational Rail
9 min walk
Dalston Kingsland Rail StationMildmay
14 min walk
Hoxton Rail StationWindrush
15 min walk
Highbury & Islington Underground StationVictoria
18 min walk
No bus stops within 400m

50

Walkability score

152

Footpaths (500m)

12

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge ★28 min
Victoria47 min ↑
Waterloo46 min ↑
Canary Wharf36 min ↓
City30 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

11

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)62
Nearest car park119m
Santander docks (800m)12
Nearest cycle dock0.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.4 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.1 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

MILDMAY MEDICAL PRACTICE

2A GREEN LANES, N16 9NF

17 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 685 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

115

Parks (1km)

16

Restaurants (800m)

12

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketThe Co-operative Food · 565 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

1.0km

Post office

Nearby shops

Ally's Off Licence93 m
Tesco Express225 m
Corner Mini-Market456 m
Mira Food Store637 m

Nearby cafes

52a Coffee House57 m
Spring Rose Cafe & Restaurant107 m
Batch Baby292 m
Day Trip319 m

Nearby restaurants

Sweet Thursday113 m
Goodbye Horses317 m
Spice Island453 m
Arepa & Co488 m

Nearby pubs

The De Beauvoir Arms171 m
The Rosemary Branch303 m
The Baring Arms408 m
The Scolt Head437 m

Nearby gyms

Hitio517 m
Britannia Leisure Centre664 m
Momentum Training735 m
Anytime Fitness873 m

Nearby pharmacies

North London Health Centre527 m
Apex Pharmacy692 m
Clarks Healthcare786 m
Mahesh Pharmacy1.1 km

Nearby health

De Beauvoir Surgery491 m
Dental Beauty Dalston588 m
Moorfields at Hoxton685 m
The Hoxton Surgery745 m
Food hygiene (5-star)54% of 98

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

46

Investment score

Moderate

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

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
3.5% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

58.1

Price growth score

C
High

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route5,038m
Crossrail 2 route148m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,370 nationally

1,722

Est. population

18,879/km²

70%

Employed

61%

Degree educated

£43,400

Median income

7.0%

Claimant rate

Urban coreVery high densityYoung professionals

32

Community stability

Age profile

21%
35%
25%
Under 1821%
18–3435%
35–4925%
50–6412%
65+7%

Tenure

16%
29%
37%
Own outright6%
Own (mortgage)16%
Private rent29%
Social rent37%
Shared ownership11%
Rent free0%

Ethnicity

31%
22%
20%
White British31%
White Other22%
Asian11%
Black20%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine15%
No car household70%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent37%
Private rent29%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
46
Live planning apps (800m)
119
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
12
Local approval rate
82%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
5
Under construction
5
Completed (3yr)
23
Largest scheme
252 homes · OLD GAINSBOROUGH FILM STUDIOS, OLD GAINSBOROUGH FILM STUDIOS, NEW NORTH ROAD, IMBER STREET, POOLE STREET, N1
Pipeline pressure
LOW

Named schemes (500m)

Colville Estate Phase 2 - Plots C/E/F, Colville Estate Phase 2 - Plots C/E/F, Southgate Road, N1 5DB209 homes
completed
Phase 3 (Zone D) Colville Estate, Phase 3 (Zone D) Colville Estate, Penn Street, Bridport Place, N1 5DB198 homes
completed
6-24, 6-24, Southgate Road, N1 3JJ133 homes
completed
7 - 14, 7 - 14, Branch Place, N1 5PH52 homes
completed
Bridport House, Bridport House, Bridport Place, N1 5DG41 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
23.4%
Ward turnout
42%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Gemma Per-BoGreen
Paul AndersonGreen

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Key facts for N1 3JF

Full postcodeN1 3JF
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.540120
Longitude-0.085254
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