De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.54482, -0.07663

N1 4EP— De Beauvoir, Hackney

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

The practical family move

 

Top 10% LondonSchools 100%Safety 68/100Transport 65/100Yield 13.45%⚠ Knotweed sites nearby

Best for: Families, Investors, Young professionals

Compare areas

Investment-grade — strong yield and growth signals

Liveability
73
Safety
68
Schools
90
Transport
65
Environment
68
Investment
71

The bottom line

N1 4EP offers exceptional schools (100% Good/Outstanding) and low crime at £165,000 median — strong value for Families and Investors who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N1 4EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-68.3% vs London avg
vs London crime+67.0% vs London avg

Deep-dive guides for N1 4EP

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

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“The practical family move”

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How N1 4EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Holy Trinity Church of England Primary School

Good · Inspected Mar 2020 · 3 min walk

KS2: 108.6

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 9 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 · 13 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

100

Road safety score

0

Accidents (5yr)

11

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 2.0km

Crime is +67% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£165,000

Median sale price

Bottom 25% — 68% below London median

£165,000 is 68% below the London median (£520,000)

+7.4%

This year

Flat

Dominant type

Price history

5-year change
-10.8%
Sales (24 months)7
New build0.0%
Avg flat£165,000
Price per m²£3,733/m²
Price per ft²£347/ft²
Avg floor area42.4 m²

EPC breakdown

B
12%
C
73%
D
19%
E
4%

Based on 108 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£4,950

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

£825/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£106,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+3.4%

Total change

+158%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.6%

per year

Acceleration

+62.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 64 sales

Property Type Mix

Total: 64 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£65k£90k+38.5%2.3
Post-dot-com plateau2001–2004£115k£60k-47.8%2.2
Pre-crash peak2005–2007£67k£152k+127.2%2.7
GFC & correction2008–2012£75k£122k+62.7%2.8
Help-to-Buy recovery2013–2016£181k£268k+47.8%1.3
Brexit uncertainty2017–2019£295k£262k-11.4%2
Pandemic surge2020–2021£242k£185k-23.6%1
Rate-rise correction2022–2023£185k£305k+64.9%3
Current market2024–2025£151k£168k+11.6%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Flat/maisonette-1.7% α
Local
3.7%
District
5.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Dalston Junction

Nearby stations

Dalston JunctionNational Rail
2 min walk
Dalston Kingsland Rail StationMildmay
5 min walk
Haggerston Rail StationWindrush
9 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
15 min walk
London Fields Rail StationWeaver · Greater Anglia
17 min walk
9 bus routes · 10 stops within 400m · 178 buses/hr peak

87

Walkability score

239

Footpaths (500m)

8

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria40 min ↑
Waterloo39 min ↑
Canary Wharf ★26 min
City31 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

23

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)16
Nearest car park120m
Santander docks (800m)8
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Bentley Road Car Park· no
120m

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 AONB4% green spaceTree canopy: 70%
Less green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.3 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

10 min walk

85%

Recommend GP

85%

Overall GP experience

1

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.5 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

64

Restaurants (800m)

33

Cafes (800m)

18

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 189 m
1 sports halls

Nightlife (500m)

0

Nightclubs

18

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

923m

Post office

Nearby shops

Wine Cellar69 m
Tesco Express87 m
Topaloglu Food & Wine181 m
Junction Supermarket271 m

Nearby cafes

Dead Good120 m
T4 Tea For U131 m
hōm147 m
Starbucks211 m

Nearby restaurants

BúnBúnBún59 m
Chips N Dat67 m
The Pizza Club70 m
Andu Ethiopian Vegan Café71 m

Nearby pubs

Teez Bar & Kitchen71 m
Molly Bloom's95 m
Copper Cats106 m
Bar 512107 m

Nearby gyms

Anytime Fitness80 m
GYMPODS Dalston173 m
Rumble178 m
Queensbridge Sports & Community Centre466 m

Nearby pharmacies

ABC Pharmacy992 m
Clarks Healthcare1.1 km

Nearby health

Kingsland Dental Surgery136 m
Dental Beauty Dalston292 m
Beechwood Medical Centre444 m
Bradbury Dental Surgery452 m
Food hygiene (5-star)47% of 367

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

71

Investment score

Strong

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
13.4% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

76.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route5,693m
Crossrail 2 route85m

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

Price vs London-68.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
67
Live planning apps (800m)
53
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
11
Local approval rate
100%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
45
Largest scheme
714 homes · THE HOLLY STREET ESTATE, LAND BOUNDED BY, THE HOLLY STREET ESTATE, LAND BOUNDED BY, MIDDLETON ROAD, RICHMOND RD, TO THE WEST OF QUEENSBRIDGE, E8
Pipeline pressure
NONE

Named schemes (500m)

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, E8309 homes
completed
Land south of, Land south of, Dalston Lane, between Beechwood Road and Roseberry Place and south of Holy Trinity School, E8244 homes
completed
LAND TO THE WEST OF, LAND TO THE WEST OF, BUXTED CLOSE, GLEBE ROAD (EAST OF), E8157 homes
completed
10-34, Dalston Western Curve, 10-34 & 25-33A, KINGSLAND HIGH STREET, Boleyn Road, HACKNEY, E8106 homes
completed
Holy Trinity Primary School, Holy Trinity Primary School, Beechwood Road, Roseberry Place, E8 3DY101 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£165,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N1 4EP

Full postcodeN1 4EP
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.544817
Longitude-0.076634
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