De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.53972, -0.07741

N1 5EN— De Beauvoir, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 69/100Transport 64/100Yield 4.23%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
69
Schools
95
Transport
64
Environment
68
Investment
56

The bottom line

N1 5EN offers exceptional schools (100% Good/Outstanding) and low crime at £525,000 median — a strong choice for Families.

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Location

N1 5EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+1.0% vs London avg
vs London crime+54.0% vs London avg

Deep-dive guides for N1 5EN

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N1 5EN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Queensbridge Primary School

Outstanding · Inspected Dec 2023 · 5 min walk

KS2: 105.0

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 2 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 6 min walk

8 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

99.9 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 1414.3%

+11% vs borough

Crime by type

Other24%
Violence & sexual offences17%
Anti-social behaviour16%
Theft15%
Drug offences12%
Vehicle crime7%
Burglary5%
Robbery4%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.6km

Crime is +54% above London average

Property

2 Jul

Prices, sales volume and market trends

£525,000

Median sale price

Above London median by 1%

£525,000 is 1% above the London median (£520,000)

-9.4%

This year

Flat

Dominant type

Price history

5-year change
+5.0%
Sales (24 months)11
New build0.0%
Avg flat£525,000
Price per m²£7,123/m²
Price per ft²£662/ft²
Avg floor area77.3 m²

EPC breakdown

B
33%
C
37%
D
7%
E
1%

Based on 78 properties · Confidence: high

Street mix

Flat 99%Other 2%

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£13,750
First-time buyerFTB
£5,000
Additional propertyBTL/2nd
£29,500

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

£2,626/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£193,250
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
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2025 · CAGR

+1.9%

Total change

+43%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.9%

per year

Acceleration

-11.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 134 sales

Property Type Mix

Total: 134 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£335k£285k-14.9%32.5
GFC & correction2009–2012£360k£350k-2.8%3.5
Help-to-Buy recovery2013–2016£486k£550k+13.1%5.2
Brexit uncertainty2017–2019£450k£625k+38.9%2.3
Pandemic surge2020–2021£509k£500k-1.8%5.5
Rate-rise correction2022–2023£640k£520k-18.8%2.5
Current market2024–2025£530k£478k-9.9%5.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2% alpha

Flat/maisonette-2% α
Local
1.9%
District
3.9%

CAGR over 19yr 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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Old Street Underground StationNorthern line
20.4 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
2 min walk
HaggerstonNational Rail
2 min walk
Hoxton Rail StationWindrush
12 min walk
Dalston Kingsland Rail StationMildmay
12 min walk
London Fields Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

58

Walkability score

201

Footpaths (500m)

14

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge30 min ↓
Victoria41 min ↑
Waterloo42 min ↑
Canary Wharf ★29 min
City29 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

12

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)62
Nearest car park366m
Santander docks (800m)14
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Bentley Road Car Park· no
657m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.9 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

17 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.0 km
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

103

Parks (1km)

39

Restaurants (800m)

24

Cafes (800m)

10

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketHoxton Brothers · 690 m
2 sports halls

Nightlife (500m)

0

Nightclubs

10

Late-night venues

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

0

Libraries (1km)

6

Cinemas (2km)

1.1km

Post office

Nearby shops

Corner Mini-Market112 m
Tesco Express169 m
Better Health Bakery302 m
Topaloglu Food & Wine407 m

Nearby cafes

Helma91 m
Euro Cafe104 m
CuppaPug127 m
Koala & Bean Caffé136 m

Nearby restaurants

Lekki113 m
Golden Food124 m
Planque193 m
Uludağ Restaurant212 m

Nearby pubs

Duke of York116 m
MAP Maison118 m
The Fox136 m
The Duke of Wellington208 m

Nearby gyms

Momentum Training253 m
Queensbridge Sports & Community Centre505 m
Anytime Fitness623 m
Rumble636 m

Nearby pharmacies

Clarks Healthcare501 m

Nearby health

Dental Beauty Dalston70 m
De Beauvoir Surgery171 m
Whiston Road Surgery637 m
Kingsland Dental Surgery701 m
Food hygiene (5-star)52% of 223

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

56

Investment score

Good

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score28/100
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

64.3

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route5,135m
Crossrail 2 route508m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,723 nationally

2,122

Est. population

14,263/km²

68%

Employed

60%

Degree educated

7.7%

Claimant rate

Urban coreHigh densityYoung professionals

33

Community stability

Age profile

19%
37%
24%
13%
Under 1819%
18–3437%
35–4924%
50–6413%
65+7%

Tenure

16%
31%
40%
Own outright9%
Own (mortgage)16%
Private rent31%
Social rent40%
Shared ownership4%
Rent free1%

Ethnicity

35%
23%
18%
White British35%
White Other23%
Asian9%
Black18%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine14%
No car household66%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent40%
Private rent31%

vs. London

Price vs London+1.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
69
Live planning apps (800m)
33
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (3 years)
14
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
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
LOW

Named schemes (500m)

305, 305, Kingsland Road, 12 - 32A Hertford Road, 27 - 31 Downham Road, N1 5SH207 homes
completed
LAND TO THE WEST OF, LAND TO THE WEST OF, BUXTED CLOSE, GLEBE ROAD (EAST OF), E8157 homes
completed
2 - 10, 2 - 10, Hertford Road, N1 5SH117 homes
completed
2N1 (Former Edith Cavell School), 2N1 (Former Edith Cavell School), Hertford Road, Enfield Road, N1 5BA105 homes
completed
298-316, 298-316, KINGSLAND ROAD, ARBUTUS STREET (1A), E8101 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 (£525,000)

£13,750

Standard buyer

£5,000

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 5EN

Full postcodeN1 5EN
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.539722
Longitude-0.077412
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