De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.54220, -0.08257

N1 4HH— De Beauvoir, Hackney

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 68/100Transport 53/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
75
Safety
68
Schools
90
Transport
53
Environment
69
Investment
48

The bottom line

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

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Location

N1 4HH

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 4HH

🛡️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 4HH 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 · 7 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 · 9 min walk

9 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.7km

Crime is +66% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£16,616/m²
Price per ft²£1,544/ft²
Avg floor area116.3 m²

EPC breakdown

B
1%
C
5%
D
4%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 8%Terraced 76%Flat 16%

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£290,750
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,487
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.8%

Total change

+854%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.7%

per year

Acceleration

-292.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £175k–£200k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached8.3%
Terraced75%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£184k£163k-11.4%1.4
Post-dot-com plateau2001–2004£151k£344k+127.4%1.2
Pre-crash peak2006–2006£644k£644k+0%1
GFC & correction2008–2008£600k£600k+0%1
Help-to-Buy recovery2014–2016£1.63m£1.13m-30.7%1
Brexit uncertainty2019–2019£1.45m£1.45m+0%2
Pandemic surge2020–2021£1.57m£1.78m+13.4%1.5
Rate-rise correction2023–2023£550k£550k+0%1
Current market2024–2025£2.08m£1.75m-15.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
8.6%
District
8.5%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing1
Trend Position40

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
22.1 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
8 min walk
HaggerstonNational Rail
8 min walk
Dalston Kingsland Rail StationMildmay
10 min walk
Hoxton Rail StationWindrush
16 min walk
Highbury & Islington Underground StationVictoria
19 min walk
No bus stops within 400m

48

Walkability score

155

Footpaths (500m)

7

Santander docks (800m)

0.4 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

19

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)99
Nearest car park354m
Santander docks (800m)7
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Bentley Road Car Park· no
506m

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: 1.7 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.8 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

15 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 978 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

100

Parks (1km)

21

Restaurants (800m)

13

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 689 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)

932m

Post office

Nearby shops

Ally's Off Licence389 m
Mira Food Store396 m
Corner Mini-Market418 m
Topaloglu Food & Wine477 m

Nearby cafes

Spring Rose Cafe & Restaurant232 m
52a Coffee House347 m
Batch Baby358 m
Tin Cafe482 m

Nearby restaurants

Spice Island180 m
Sweet Thursday227 m
"mu"462 m
Oriental467 m

Nearby pubs

The Scolt Head142 m
The De Beauvoir Arms189 m
The Talbot235 m
The Hunter S419 m

Nearby gyms

Anytime Fitness584 m
Rumble668 m
GYMPODS Dalston677 m
Momentum Training698 m

Nearby pharmacies

North London Health Centre805 m
Clarks Healthcare865 m
Mahesh Pharmacy929 m

Nearby health

De Beauvoir Surgery498 m
Dental Beauty Dalston517 m
Kingsland Dental Surgery623 m
Future Smile Dental Practice893 m
Food hygiene (5-star)51% of 164

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

48

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 score25/100
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

66.7

Price growth score

B
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route5,304m
Crossrail 2 route73m

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)
51
Live planning apps (800m)
127
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
15
Local approval rate
75%
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)
40
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)

SITE OF FORMER UFTON CENTRE, 12, SITE OF FORMER UFTON CENTRE, 12, UFTON ROAD, N137 homes
completed
174-180, 174-180, CULFORD ROAD, TOTTENHAM ROAD (102-118), N130 homes
completed
Rozel Court, Rozel Court, De Beauvoir Road, N120 homes
completed
19A, 19A, BUCKINGHAM ROAD, N1 4DG16 homes
completed
167-171, 167-171, Balls Pond Road, N1 4BG13 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 4HH

Full postcodeN1 4HH
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.542198
Longitude-0.082571
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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