Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.53631, -0.08572

N1 5FF— Hoxton East & Shoreditch, Hackney

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 73/100Transport 56/100Low yield 2.87%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
73
Schools
95
Transport
56
Environment
72
Investment
43

The bottom line

N1 5FF offers exceptional schools (100% Good/Outstanding) and low crime at £773,750 median — a strong choice for Families.

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Location

N1 5FF

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 avg price+48.8% vs London avg
vs London income+3.3% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for N1 5FF

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

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“The practical family move”

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How N1 5FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Shoreditch Park Primary School

Outstanding · Inspected Jun 2024 · 2 min walk

KS2: 106.3

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 8 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 5 min walk

9 primaries · 3 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

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

£773,750

Median sale price

Top 25% — 49% above London median

£773,750 is 49% above the London median (£520,000)

+28.4%

This year

Flat

Dominant type

Price history

5-year change
-4.0%
Sales (24 months)10
New build0.0%
Avg flat£773,750
Price per m²£11,214/m²
Price per ft²£1,042/ft²
Avg floor area69 m²

EPC breakdown

B
86%

Based on 86 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

Stamp duty

Standard buyer£26,188
First-time buyerFTB
£26,188
Additional propertyBTL/2nd
£49,400

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

17.8×

Price-to-income

£3,871/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£172,500
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2018–2026 · CAGR

+0.9%

Total change

+8%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.6%

per year

Acceleration

-9.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 100 sales

Property Type Mix

Total: 100 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2018–2019£712k£700k-1.6%28.5
Pandemic surge2020–2021£956k£806k-15.7%9
Rate-rise correction2022–2023£850k£630k-25.9%7
Current market2024–2026£783k£765k-2.2%3.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.5% alpha

Flat/maisonette+2.5% α
Local
1.9%
District
-0.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position75

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
13.8 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
9 min walk
HaggerstonNational Rail
9 min walk
Hoxton Rail StationWindrush
11 min walk
Old Street Underground StationNorthern
15 min walk
Angel Underground StationNorthern
18 min walk
No bus stops within 400m

61

Walkability score

294

Footpaths (500m)

18

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

12

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)62
Nearest car park259m
Santander docks (800m)18
Nearest cycle dock0.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 1.0 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

22 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 · 341 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

17

Restaurants (800m)

14

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketThe Co-operative Food · 251 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

7

Cinemas (2km)

627m

Post office

Nearby shops

Tesco Express204 m
Ally's Off Licence343 m
Hoxton Supermarket356 m
Teebone Halal Meat Butchers370 m

Nearby cafes

Bobo & Wild222 m
Trew Era Cafe277 m
Towpath Cafe336 m
52a Coffee House368 m

Nearby restaurants

Belly's Taste of Jamaica360 m
Arepa & Co398 m
Golden Jade426 m
Waterhouse469 m

Nearby pubs

The Rosemary Branch167 m
The Baring Arms209 m
The Stag's Head347 m
The North Pole399 m

Nearby gyms

Hitio223 m
Britannia Leisure Centre280 m
Momentum Training743 m
New City Fitness813 m

Nearby pharmacies

North London Health Centre482 m
Clarks Healthcare611 m
Benzpharm740 m
Judd's Pharmacy765 m

Nearby health

The Hoxton Surgery322 m
Shoreditch Park Surgery333 m
Moorfields at Hoxton341 m
De Beauvoir Surgery539 m
Food hygiene (5-star)49% of 104

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

43

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score24/100
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

77.9

Price growth score

B
High

Development pressure

High

New supply risk

Low-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route4,618m
Crossrail 2 route468m

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

Urban coreVery 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+48.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
47
Live planning apps (800m)
96
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
13
Local approval rate
87%
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
5
Under construction
5
Completed (3yr)
46
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 (£773,750)

£26,188

Standard buyer

£26,188

First-time buyer

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 5FF

Full postcodeN1 5FF
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.536314
Longitude-0.085717
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