De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.54121, -0.08114

N1 4EG— De Beauvoir, Hackney

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 68/100Transport 55/100Yield 3.51%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
76
Safety
68
Schools
90
Transport
55
Environment
69
Investment
60

The bottom line

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

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Location

N1 4EG

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+66.0% vs London avg

Deep-dive guides for N1 4EG

🛡️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 4EG 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 · 4 min walk

KS2: 108.3

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 5 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

107.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 381.8%

+20% vs borough

Crime by type

Other22%
Theft20%
Anti-social behaviour19%
Vehicle crime11%
Violence & sexual offences9%
Drug offences8%
Robbery6%
Burglary5%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.6km

Crime is +66% above London average

Property

Prices, sales volume and market trends

Avg floor area193.7 m²

EPC breakdown

C
1%
D
3%
E
2%

Based on 6 properties · Confidence: low

Street mix

Semi 83%Flat 17%

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£484,250
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)
RoofPitched, insulated at rafters
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,487
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+12.2%

Total change

+2428%

Market Activity

Price Velocity & Acceleration

Current Velocity

+59.4%

per year

Acceleration

+39.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached83.3%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£145k£400k+175.9%1.2
Post-dot-com plateau2001–2004£460k£850k+84.8%1
Pre-crash peak2005–2007£705k£1.65m+133.3%1.3
GFC & correction2010–2012£247k£1.55m+526.7%1
Help-to-Buy recovery2016–2016£2.20m£2.20m+0%1
Brexit uncertainty2017–2017£1.93m£1.93m+0%1
Pandemic surge2021–2021£2.30m£2.30m+0%1
Rate-rise correction2023–2023£3.67m£3.67m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+5% alpha

Semi-detached+5% α
Local
15.8%
District
10.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
21.1 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
6 min walk
HaggerstonNational Rail
6 min walk
Dalston Kingsland Rail StationMildmay
11 min walk
Hoxton Rail StationWindrush
14 min walk
London Fields Rail StationGreater Anglia · Weaver
20 min walk
No bus stops within 400m

49

Walkability score

170

Footpaths (500m)

12

Santander docks (800m)

0.3 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)

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Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)78
Nearest car park274m
Santander docks (800m)12
Nearest cycle dock0.3 km

Nearby car parks

🅿️
Bentley Road Car Park· no
544m

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: 1.6 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 55%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.9 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

15 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 946 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

30

Restaurants (800m)

18

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketHoxton Brothers · 825 m
2 tennis courts1 sports halls

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)

2

Cinemas (2km)

1.1km

Post office

Nearby shops

Corner Mini-Market271 m
Ally's Off Licence389 m
Topaloglu Food & Wine428 m
Tesco Express458 m

Nearby cafes

Batch Baby240 m
Spring Rose Cafe & Restaurant295 m
52a Coffee House343 m
Helma353 m

Nearby restaurants

Spice Island170 m
Sweet Thursday293 m
Golden Food343 m
Uludağ Restaurant363 m

Nearby pubs

The Talbot215 m
The Scolt Head238 m
The De Beauvoir Arms282 m
Duke of York310 m

Nearby gyms

Momentum Training550 m
Anytime Fitness585 m
Rumble649 m
GYMPODS Dalston678 m

Nearby pharmacies

Clarks Healthcare724 m
Mahesh Pharmacy1.1 km

Nearby health

De Beauvoir Surgery353 m
Dental Beauty Dalston370 m
Kingsland Dental Surgery640 m
Whiston Road Surgery846 m
Food hygiene (5-star)49% of 194

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

60

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 score28/100
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

58.3

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route5,222m
Crossrail 2 route220m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,883 nationally

1,478

Est. population

10,773/km²

74%

Employed

75%

Degree educated

1.9%

Claimant rate

Urban coreHigh densityYoung professionals

41

Community stability

Age profile

16%
31%
25%
17%
Under 1816%
18–3432%
35–4925%
50–6417%
65+11%

Tenure

25%
28%
35%
Own outright25%
Own (mortgage)28%
Private rent35%
Social rent11%
Shared ownership2%

Ethnicity

58%
23%
White British58%
White Other23%
Asian5%
Black4%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional64%
Routine / semi-routine8%
No car household52%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent35%
Social rent11%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
47
Live planning apps (800m)
101
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
16
Local approval rate
73%
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)
54
Largest scheme
209 homes · Colville Estate Phase 2 - Plots C/E/F, Colville Estate Phase 2 - Plots C/E/F, Southgate Road, N1 5DB
Pipeline pressure
LOW

Named schemes (500m)

305, 305, Kingsland Road, 12 - 32A Hertford Road, 27 - 31 Downham Road, N1 5SH207 homes
completed
2N1 (Former Edith Cavell School), 2N1 (Former Edith Cavell School), Hertford Road, Enfield Road, N1 5BA105 homes
completed
46-68, 46-68, De Beauvoir Crescent, N1 5SB76 homes
completed
CAR PARK SITE AT JUNCTION OF, CAR PARK SITE AT JUNCTION OF, HERTFORD ROAD, DE BEAUVOIR CRESCENT, N172 homes
completed
333, 333, Kingsland Road, E8 4DR68 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 4EG

Full postcodeN1 4EG
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.541212
Longitude-0.081142
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
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