Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.53581, -0.08914

N1 5EA— Hoxton East & Shoreditch, Hackney

Location and area intelligence for N1 5EA, Hoxton East & Shoreditch, Hackney

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 52/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
73
Schools
60
Transport
52
Environment
72
Investment
51

The bottom line

N1 5EA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N1 5EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.3% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for N1 5EA

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How N1 5EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rotherfield Primary School

Not yet inspected · 4 min walk

KS2: 106.1

—

Secondary

City of London Academy Islington

Not yet inspected · 7 min walk

P8: +0.13A8: 45.5

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 · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.7 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 266.7%

-17% vs borough

Crime by type

Other35%
Anti-social behaviour16%
Theft13%
Violence & sexual offences13%
Burglary8%
Drug offences7%
Robbery7%
Vehicle crime2%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.0km

Crime is +15% 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£11,271/m²
Price per ft²£1,047/ft²
Avg floor area80.7 m²

EPC breakdown

B
17%
C
48%
D
9%
E
1%

Based on 75 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

Current mortgage rates

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

Bank of England (monthly average)

Affordability

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£201,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2003–2026 · CAGR

+2.9%

Total change

+92%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.6%

per year

Acceleration

-38.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 152 sales

Property Type Mix

Total: 152 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£288k£399k+38.8%34
Pre-crash peak2005–2007£360k£486k+35.1%12.7
GFC & correction2009–2012£385k£550k+42.9%3.5
Help-to-Buy recovery2013–2016£505k£780k+54.5%3.2
Brexit uncertainty2017–2019£842k£565k-32.9%1.7
Pandemic surge2020–2020£1.10m£1.10m+0%1
Rate-rise correction2022–2023£750k£705k-6%3.5
Current market2024–2026£875k£551k-37%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
5.2%
District
4.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Old StreetGreat Northern line
13 min walk
Essex Road

Nearby stations

Essex RoadNational Rail
9 min walk
Haggerston Rail StationWindrush
12 min walk
Hoxton Rail StationWindrush
13 min walk
Old Street Underground StationNorthern
14 min walk
Angel Underground StationNorthern
15 min walk
No bus stops within 400m

61

Walkability score

219

Footpaths (500m)

17

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge ★28 min
Victoria47 min ↑
Waterloo46 min ↑
Canary Wharf36 min ↓
City30 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

14

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)62
Nearest car park392m
Santander docks (800m)17
Nearest cycle dock0.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.9 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

23 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 136 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

9

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 15 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

8

Cinemas (2km)

531m

Post office

Nearby shops

SRH News299 m
Cropley Street Food Store341 m
Tesco Express341 m
Ally's Off Licence457 m

Nearby cafes

Bobo & Wild42 m
Day Trip491 m
52a Coffee House497 m
Saponara511 m

Nearby restaurants

Golden Jade255 m
The Commissary298 m
Goodbye Horses487 m
Dong Kang487 m

Nearby pubs

The Baring Arms146 m
The North Pole232 m
The Rosemary Branch251 m
The Hanbury298 m

Nearby gyms

Hitio33 m
Britannia Leisure Centre435 m
Regents Canoe Club & Islington Boat Club774 m
Bikram Yoga799 m

Nearby pharmacies

North London Health Centre321 m
Benzpharm513 m
St Peter's Pharmacy658 m
Apex Pharmacy689 m

Nearby health

Moorfields at Hoxton136 m
Shoreditch Park Surgery304 m
The Hoxton Surgery306 m
Prebend Street Surgery517 m
Food hygiene (5-star)46% of 87

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

E

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

72.3

Price growth score

B
High

Development pressure

High

New supply risk

Low-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route4,517m
Crossrail 2 route371m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,913 nationally

1,178

Est. population

30,000/km²

81%

Employed

75%

Degree educated

£43,400

Median income

2.2%

Claimant rate

Inner cityVery high densityYoung professionals

26

Community stability

Age profile

51%
25%
Under 1812%
18–3451%
35–4925%
50–648%
65+4%

Tenure

17%
53%
19%
Own outright8%
Own (mortgage)17%
Private rent53%
Social rent19%
Shared ownership2%
Rent free1%

Ethnicity

27%
35%
White British27%
White Other35%
Asian12%
Black12%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional69%
Routine / semi-routine6%
No car household79%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent53%
Social rent19%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
32
Live planning apps (800m)
98
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
13
Local approval rate
83%
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
5
Under construction
5
Completed (3yr)
24
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)

OLD GAINSBOROUGH FILM STUDIOS, OLD GAINSBOROUGH FILM STUDIOS, NEW NORTH ROAD, IMBER STREET, POOLE STREET, N1252 homes
completed
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
32-34, 32-34, Eagle Wharf Road, N1 7EG42 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.5%
Ward turnout
34%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Kam AdamsLabour
Janet LeeGreen
Mihai CherejiGreen

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Key facts for N1 5EA

Full postcodeN1 5EA
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.535813
Longitude-0.089141
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