Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.53605, -0.08828

N1 5ED— Hoxton East & Shoreditch, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 52/100Yield 4.04%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
73
Schools
100
Transport
52
Environment
72
Investment
44

The bottom line

N1 5ED offers exceptional schools (100% Good/Outstanding) and low crime at £550,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N1 5ED

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 avg price+5.8% vs London avg
vs London income+3.3% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for N1 5ED

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How N1 5ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Shoreditch Park Primary School

Outstanding · Inspected Jun 2024 · 3 min walk

KS2: 106.3

—

Secondary

City of London Academy Islington

Not yet inspected · 8 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 · 7 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.1km

Crime is +15% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£550,000

Median sale price

Above London median by 6%

£550,000 is 6% above the London median (£520,000)

-35.3%

This year

Flat

Dominant type

Price history

5-year change
-31.2%
Sales (24 months)5
New build0.0%
Avg flat£550,000
Price per m²£7,392/m²
Price per ft²£687/ft²
Avg floor area74.7 m²

EPC breakdown

B
21%
C
31%
D
2%

Based on 54 properties · Confidence: high

Street mix

Flat 97%Other 3%

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£15,000
First-time buyerFTB
£6,250
Additional propertyBTL/2nd
£31,500

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

12.7×

Price-to-income

£2,751/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£186,750
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

2003–2025 · CAGR

+2.1%

Total change

+59%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.3%

per year

Acceleration

-48.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £700k+ · 62 sales

Property Type Mix

Total: 62 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£345k£442k+28.1%4.5
Pre-crash peak2005–2007£457k£495k+8.3%5.3
GFC & correction2008–2012£545k£500k-8.3%2.5
Help-to-Buy recovery2013–2016£521k£770k+47.7%2.7
Brexit uncertainty2018–2019£374k£800k+114%2.5
Pandemic surge2020–2020£755k£755k+0%1
Rate-rise correction2022–2023£519k£753k+45.1%3.5
Current market2024–2025£850k£550k-35.3%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.3% alpha

Flat/maisonette-2.3% α
Local
2.1%
District
4.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
13.3 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
16 min walk
No bus stops within 400m

61

Walkability score

229

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

13

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)62
Nearest car park382m
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 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: 0.9 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.6 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

3

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 188 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

124

Parks (1km)

10

Restaurants (800m)

9

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 76 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)

559m

Post office

Nearby shops

Tesco Express283 m
SRH News350 m
Cropley Street Food Store386 m
Ally's Off Licence406 m

Nearby cafes

Bobo & Wild61 m
52a Coffee House445 m
Trew Era Cafe456 m
Day Trip475 m

Nearby restaurants

Golden Jade281 m
The Commissary363 m
Goodbye Horses471 m
Belly's Taste of Jamaica516 m

Nearby pubs

The Baring Arms113 m
The Rosemary Branch196 m
The North Pole255 m
The Hanbury356 m

Nearby gyms

Hitio43 m
Britannia Leisure Centre394 m
Bikram Yoga822 m
Regents Canoe Club & Islington Boat Club838 m

Nearby pharmacies

North London Health Centre345 m
Benzpharm567 m
Apex Pharmacy707 m
St Peter's Pharmacy721 m

Nearby health

Moorfields at Hoxton188 m
The Hoxton Surgery303 m
Shoreditch Park Surgery305 m
Prebend Street Surgery572 m
Food hygiene (5-star)50% of 72

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

44

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score22/100
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

77.1

Price growth score

B
High

Development pressure

High

New supply risk

High investment qualityLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route4,553m
Crossrail 2 route386m

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%
Price vs London+5.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
34
Live planning apps (800m)
106
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
3
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
7 - 14, 7 - 14, Branch Place, N1 5PH52 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£550,000)

£15,000

Standard buyer

£6,250

First-time buyer

Save £8,750

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 5ED

Full postcodeN1 5ED
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.536050
Longitude-0.088280
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