De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.54628, -0.08276

N1 4BJ— De Beauvoir, Hackney

Location and area intelligence for N1 4BJ, De Beauvoir, Hackney

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 68/100Transport 55/100Yield 3.51%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
68
Schools
95
Transport
55
Environment
69
Investment
63

The bottom line

N1 4BJ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

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

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Location

N1 4BJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+67.0% vs London avg

Deep-dive guides for N1 4BJ

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

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“High-connectivity investment target”

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How N1 4BJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Our Lady and St Joseph Catholic Primary School

Outstanding · Inspected Oct 2023 · 3 min walk

KS2: 105.8

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 12 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 636.7%

+21% vs borough

Crime by type

Other24%
Anti-social behaviour16%
Drug offences14%
Violence & sexual offences13%
Theft12%
Vehicle crime11%
Burglary5%
Robbery5%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.9km

Crime is +67% above London average

Property

Prices, sales volume and market trends

Avg floor area69.4 m²

EPC breakdown

B
3%
C
11%

Based on 14 properties · Confidence: medium

Street mix

Terraced 41%Flat 59%

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£173,500
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (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

2005–2022 · CAGR

+3.7%

Total change

+84%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

+8.03

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 17 sales

Property Type Mix

Total: 17 sales

Terraced41.2%
Flat/maisonette58.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2006£299k£345k+15.6%3
GFC & correction2012–2012£300k£300k+0%2
Help-to-Buy recovery2013–2015£590k£624k+5.7%1.5
Brexit uncertainty2018–2018£543k£543k+0%1
Pandemic surge2021–2021£525k£525k+0%4
Rate-rise correction2022–2022£550k£550k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
5.6%
District
5.1%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Highbury & Islington Underground StationVictoria line
17.1 min walk
Dalston Kingsland

Nearby stations

Dalston Kingsland Rail StationMildmay
7 min walk
Dalston KingslandNational Rail
7 min walk
Haggerston Rail StationWindrush
12 min walk
Highbury & Islington Underground StationVictoria
18 min walk
Highbury & Islington Rail StationMildmay · Great Northern
18 min walk
No bus stops within 400m

54

Walkability score

186

Footpaths (500m)

3

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria42 min ↑
Waterloo47 min ↑
Canary Wharf42 min ↓
City ★36 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

24

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)37
Nearest car park117m
Santander docks (800m)3
Nearest cycle dock0.7 km

Nearby car parks

🅿️
Bentley Road Car Park· no
353m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 2.1 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 46%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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

MILDMAY MEDICAL PRACTICE

2A GREEN LANES, N16 9NF

9 min walk

80%

Recommend GP

80%

Overall GP experience

2

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.4 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

114

Parks (1km)

34

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketM&S Foodhall · 527 m
1 swimming pools

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

514m

Post office

Nearby shops

Mira Food Store76 m
Mildmay Local325 m
King Food & Wine410 m
Nisa489 m

Nearby cafes

Gesya Cafe153 m
Gallo Nero395 m
Flamingo434 m
Principles Coffee House478 m

Nearby restaurants

Salvation in Noodles63 m
Paprika/PFC134 m
Kan's146 m
Salut!319 m

Nearby pubs

The Hunter S60 m
The Duke Of Wellington151 m
The Scolt Head338 m
Railway Tavern362 m

Nearby gyms

Anytime Fitness506 m
GYMPODS Dalston564 m
Rumble617 m
Yoga Home1.0 km

Nearby pharmacies

Mahesh Pharmacy513 m
ABC Pharmacy983 m
Allen Pharmacy1.2 km

Nearby health

Kingsland Dental Surgery476 m
Future Smile Dental Practice488 m
Angel Chiropody & Podiatry496 m
Dental Beauty Dalston504 m
Food hygiene (5-star)50% of 167

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

63

Investment score

Good

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

46

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route5,745m
Crossrail 2 route300m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,870 nationally

2,037

Est. population

14,030/km²

74%

Employed

66%

Degree educated

5.5%

Claimant rate

Urban coreHigh densityYoung professionals

33

Community stability

Age profile

14%
39%
26%
Under 1814%
18–3439%
35–4926%
50–6412%
65+9%

Tenure

14%
21%
44%
21%
Own outright14%
Own (mortgage)21%
Private rent44%
Social rent21%
Shared ownership1%
Rent free0%

Ethnicity

46%
26%
White British46%
White Other26%
Asian7%
Black9%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine11%
No car household65%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent44%
Social rent21%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
72
Live planning apps (800m)
139
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (12 months)
19
Planning apps (3 years)
13
Local approval rate
63%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
14
Largest scheme
136 homes · 1, Mildmay Avenue, and Service House, 3, Mildmay Avenue, London, N1 4FD
Pipeline pressure
NONE

Named schemes (500m)

1, Mildmay Avenue, and Service House, 3, Mildmay Avenue, London, N1 4FD136 homes
completed
Street Record, Henshall Street, Wall street; Baxter Road, London70 homes
completed
8-28, 8-28, DOVE ROAD, N155 homes
completed
DE BEAUVOIR (I) SCH. & CARETAKERS HOUSE, 58-80, DE BEAUVOIR (I) SCH. & CARETAKERS HOUSE, 58-80, TOTTENHAM ROAD, BALLS POND ROAD (79 & 83), N142 homes
completed
JOHN KENNEDY COURT, JOHN KENNEDY COURT39 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 4BJ

Full postcodeN1 4BJ
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.546284
Longitude-0.082760
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