De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.53726, -0.07873

N1 5EW— De Beauvoir, Hackney

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

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 62/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
78
Safety
78
Schools
90
Transport
62
Environment
71
Investment
51

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how N1 5EW scores on each.

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Location

N1 5EW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.3% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for N1 5EW

🛡️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🍕 Buzzing

“The practical family move”

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How N1 5EW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hoxton Garden Primary

Not yet inspected · 5 min walk

KS2: 111.1

★★

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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 2 min walk

12 primaries · 4 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

81.9 incidents per 1,000 residents

Higher crime than 62% of London
→ Stable

-9% vs borough

Crime by type

Other34%
Violence & sexual offences16%
Anti-social behaviour15%
Theft11%
Burglary9%
Vehicle crime6%
Drug offences5%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.3km

Crime is +26% 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£16,984/m²
Price per ft²£1,578/ft²
Avg floor area91.9 m²

EPC breakdown

B
5%
C
14%
D
3%

Based on 22 properties · Confidence: medium

Street mix

Flat 75%Other 25%

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£229,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, 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

2017–2026 · CAGR

+-1.8%

Total change

-15%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.1%

per year

Acceleration

-117.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2019£531k£120k-77.4%1
Current market2024–2026£500k£450k-10%1.3

Buyer vs Seller Score

Composite market conditions index 0–100

84out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
17 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
3 min walk
HaggerstonNational Rail
3 min walk
Hoxton Rail StationWindrush
8 min walk
Dalston Kingsland Rail StationMildmay
15 min walk
Old Street Underground StationNorthern
18 min walk
No bus stops within 400m

66

Walkability score

287

Footpaths (500m)

18

Santander docks (800m)

0.0 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

14

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)62
Nearest car park247m
Santander docks (800m)18
Nearest cycle dock0.0 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.3 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 46%
Above 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

THE SURGERY (BARRETTS GROVE)

6 BARRETTS GROVE, STOKE NEWINGTON, N16 8AR

21 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 825 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

101

Parks (1km)

43

Restaurants (800m)

26

Cafes (800m)

8

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

6

Convenience

Nearest supermarketHoxton Brothers · 401 m
2 sports halls

Nightlife (500m)

0

Nightclubs

8

Late-night venues

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

1

Libraries (1km)

6

Cinemas (2km)

828m

Post office

Nearby shops

Tesco Express199 m
Corner Mini-Market221 m
Better Health Bakery241 m
Hoxton Supermarket315 m

Nearby cafes

Cafe Route Haggerston55 m
Toconoco130 m
By The Bridge150 m
Playhouse cafe160 m

Nearby restaurants

Waterhouse75 m
Arepa & Co98 m
Lekki207 m
Tonkotsu214 m

Nearby pubs

U7 Lounge142 m
The Glory163 m
The Stag's Head172 m
Duke of York189 m

Nearby gyms

Momentum Training247 m
Britannia Leisure Centre463 m
Hitio719 m
New City Fitness752 m

Nearby pharmacies

Clarks Healthcare254 m
Judd's Pharmacy923 m

Nearby health

De Beauvoir Surgery129 m
Dental Beauty Dalston248 m
Whiston Road Surgery376 m
Cosmo Clinic535 m
Food hygiene (5-star)50% of 192

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

75.7

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,847m
Crossrail 2 route673m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,899 nationally

1,843

Est. population

30,000/km²

75%

Employed

67%

Degree educated

£43,400

Median income

3.7%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

19%
37%
31%
Under 1819%
18–3437%
35–4931%
50–6411%
65+3%

Tenure

18%
38%
29%
Own outright9%
Own (mortgage)18%
Private rent38%
Social rent29%
Shared ownership6%
Rent free0%

Ethnicity

30%
28%
18%
White British30%
White Other28%
Asian7%
Black18%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household71%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent38%
Social rent29%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
67
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (3 years)
13
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
5
Under construction
5
Completed (3yr)
84
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)

305, 305, Kingsland Road, 12 - 32A Hertford Road, 27 - 31 Downham Road, N1 5SH207 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
PHASE 1, OLD GASWORKS SITE, PHASE 1, OLD GASWORKS SITE, LABURNUM STREET, E280 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 5EW

Full postcodeN1 5EW
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.537261
Longitude-0.078727
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