De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.54040, -0.08443

N1 5BT— De Beauvoir, Hackney

Location and area intelligence for N1 5BT, De Beauvoir, Hackney

High-connectivity investment target

 

Top 13% 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
72
Safety
68
Schools
90
Transport
53
Environment
69
Investment
48

The bottom line

N1 5BT offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

N1 5BT

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 5BT

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How N1 5BT 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 · 2 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 7 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.5km

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£11,405/m²
Price per ft²£1,060/ft²
Avg floor area78.5 m²

EPC breakdown

D
3%
E
3%

Based on 6 properties · Confidence: low

Street mix

Terraced 70%Flat 30%

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£196,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSome double glazing
Council tax band Band FAnnual charge £2,487
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+3.3%

Total change

+112%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.1%

per year

Acceleration

-68.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 10 sales

Property Type Mix

Total: 10 sales

Terraced70%
Flat/maisonette30%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£400k£400k+0%1
Pre-crash peak2005–2006£510k£191k-62.5%1
Help-to-Buy recovery2013–2015£320k£1.10m+243.8%1
Brexit uncertainty2017–2017£1.36m£1.36m+0%1
Pandemic surge2020–2020£1.63m£1.63m+0%1
Current market2025–2025£846k£846k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Old StreetGreat Northern line
19.4 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
8 min walk
HaggerstonNational Rail
8 min walk
Dalston Kingsland Rail StationMildmay
13 min walk
Hoxton Rail StationWindrush
15 min walk
Highbury & Islington Underground StationVictoria
18 min walk
No bus stops within 400m

50

Walkability score

161

Footpaths (500m)

12

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)

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Parking & EV

Car parks, spaces and charging points

14

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)62
Nearest car park157m
Santander docks (800m)12
Nearest cycle dock0.4 km

Nearby car parks

🅿️
Bentley Road Car Park· no
742m

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

Nearest SSSI: Walthamstow Marshes SSSI — 4.1 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

17 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 740 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

15

Restaurants (800m)

14

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketThe Co-operative Food · 621 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
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

Ally's Off Licence153 m
Tesco Express273 m
Corner Mini-Market409 m
Mira Food Store596 m

Nearby cafes

Spring Rose Cafe & Restaurant100 m
52a Coffee House109 m
Batch Baby258 m
Day Trip376 m

Nearby restaurants

Sweet Thursday104 m
Goodbye Horses375 m
Spice Island389 m
Arepa & Co472 m

Nearby pubs

The De Beauvoir Arms148 m
The Rosemary Branch356 m
The Scolt Head379 m
Duke of York440 m

Nearby gyms

Hitio574 m
Britannia Leisure Centre686 m
Momentum Training694 m
Anytime Fitness810 m

Nearby pharmacies

North London Health Centre592 m
Apex Pharmacy746 m
Clarks Healthcare770 m
Mahesh Pharmacy1.1 km

Nearby health

De Beauvoir Surgery453 m
Dental Beauty Dalston539 m
Moorfields at Hoxton740 m
The Hoxton Surgery785 m
Food hygiene (5-star)52% of 94

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

65.2

Price growth score

B
High

Development pressure

High

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route5,081m
Crossrail 2 route156m

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)
112
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
13
Local approval rate
80%
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)
30
Largest scheme
252 homes · OLD GAINSBOROUGH FILM STUDIOS, OLD GAINSBOROUGH FILM STUDIOS, NEW NORTH ROAD, IMBER STREET, POOLE STREET, N1
Pipeline pressure
LOW

Named schemes (500m)

Colville Estate Phase 2 - Plots C/E/F, Colville Estate Phase 2 - Plots C/E/F, Southgate Road, N1 5DB209 homes
completed
Phase 3 (Zone D) Colville Estate, Phase 3 (Zone D) Colville Estate, Penn Street, Bridport Place, N1 5DB198 homes
completed
6-24, 6-24, Southgate Road, N1 3JJ133 homes
completed
7 - 14, 7 - 14, Branch Place, N1 5PH52 homes
completed
SITE OF FORMER UFTON CENTRE, 12, SITE OF FORMER UFTON CENTRE, 12, UFTON ROAD, N137 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 5BT

Full postcodeN1 5BT
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.540403
Longitude-0.084435
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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