De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.54623, -0.08004

N1 4BL— De Beauvoir, Hackney

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 68/100Transport 57/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
68
Schools
95
Transport
57
Environment
68
Investment
51

The bottom line

N1 4BL offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

N1 4BL

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 4BL

🛡️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 4BL 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 · 2 min walk

KS2: 105.8

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 11 min walk

P8: +1.11A8: 48.4

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

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 14 min walk

9 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

89

Road safety score

3

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.8km

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£9,597/m²
Price per ft²£892/ft²
Avg floor area63.3 m²

EPC breakdown

C
7%
D
15%
E
1%

Based on 23 properties · Confidence: medium

Street mix

Semi 2%Terraced 26%Flat 66%Other 7%

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£158,250
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

1995–2025 · CAGR

+6.3%

Total change

+518%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.2%

per year

Acceleration

-171.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached2%
Terraced27.5%
Flat/maisonette70.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£182k+138.8%2
Post-dot-com plateau2001–2004£345k£249k-27.8%3.5
Pre-crash peak2005–2007£301k£340k+13%1.5
GFC & correction2008–2012£347k£393k+13.3%2.5
Help-to-Buy recovery2013–2016£545k£685k+25.7%2
Brexit uncertainty2017–2018£453k£780k+72.4%1.5
Pandemic surge2021–2021£698k£698k+0%2
Rate-rise correction2022–2023£645k£333k-48.4%1
Current market2024–2025£773k£470k-39.2%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
7%
District
5.4%

CAGR over 27yr 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
Above London average
Dalston Kingsland

Nearby stations

Dalston Kingsland Rail StationMildmay
5 min walk
Dalston KingslandNational Rail
5 min walk
Haggerston Rail StationWindrush
11 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
17 min walk
Rectory Road Rail StationWeaver · Greater Anglia
20 min walk
No bus stops within 400m

62

Walkability score

194

Footpaths (500m)

4

Santander docks (800m)

0.6 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)

11

EV chargers (800m)

Total spaces (800m)37
Nearest car park42m
Santander docks (800m)4
Nearest cycle dock0.6 km

Nearby car parks

🅿️
Bentley Road Car Park· no
170m

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: 2.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.4 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 yield852.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE SURGERY (BARRETTS GROVE)

6 BARRETTS GROVE, STOKE NEWINGTON, N16 8AR

8 min walk

85%

Recommend GP

85%

Overall GP experience

3

GPs within 1km

10

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.5 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

127

Parks (1km)

60

Restaurants (800m)

25

Cafes (800m)

6

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketM&S Foodhall · 360 m

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

642m

Post office

Nearby shops

Mira Food Store239 m
Tesco Express290 m
King Food & Wine326 m
Wine Cellar351 m

Nearby cafes

T4 Tea For U291 m
Chaiiwala296 m
Starbucks321 m
Gesya Cafe338 m

Nearby restaurants

Peppers & Spice176 m
Salvation in Noodles237 m
Gordos Pizzeria291 m
Subway291 m

Nearby pubs

The Duke Of Wellington38 m
All Good Beer174 m
The Hunter S237 m
Railway Tavern283 m

Nearby gyms

Anytime Fitness323 m
GYMPODS Dalston376 m
Rumble433 m
PureGym694 m

Nearby pharmacies

Mahesh Pharmacy642 m
ABC Pharmacy899 m

Nearby health

Kingsland Dental Surgery288 m
Dental Beauty Dalston326 m
Angel Chiropody & Podiatry587 m
Kindandental 2596 m
Food hygiene (5-star)49% of 315

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

51

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

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

8/100

Velocity score

Future outlook

64

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route5,782m
Crossrail 2 route182m

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)
53
Live planning apps (800m)
95
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
9
Major developments (800m)
1
Planning apps (12 months)
11
Planning apps (3 years)
13
Local approval rate
64%
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
0
Under construction
0
Completed (3yr)
33
Largest scheme
309 homes · Dalston Junction interchange, site R/O 514 - 600, Dalston Junction interchange, site R/O 514 - 600, Kingsland Road, bounded by Dalston Lane, Roseberry Place, Forest Road, E8
Pipeline pressure
NONE

Named schemes (500m)

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
SITE AT HADLEIGH HOUSE (4 & 6-16 EVEN), SITE AT HADLEIGH HOUSE (4 & 6-16 EVEN)37 homes
completed
174-180, 174-180, CULFORD ROAD, TOTTENHAM ROAD (102-118), N130 homes
completed
ST. JUDE & ST. PAUL'S SCHOOL, AND, 50, ST. JUDE & ST. PAUL'S SCHOOL, AND, 50, KING HENRY'S WALK, N1 4AZ24 homes
completed
1-2, 1-2, BOLEYN ROAD, KINGSLAND ROAD (2-3), E821 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 4BL

Full postcodeN1 4BL
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.546230
Longitude-0.080036
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