Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.53620, -0.08347

N1 5NN— Hoxton East & Shoreditch, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 49/100Yield 3.51%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
59
Schools
95
Transport
49
Environment
72
Investment
50

The bottom line

N1 5NN offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

N1 5NN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.3% vs London avg
vs London crime+146.0% vs London avg

Deep-dive guides for N1 5NN

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

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“High-connectivity investment target”

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How N1 5NN 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 · 3 min walk

KS2: 106.3

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 7 min walk

P8: +1.11A8: 48.4

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 · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

159.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 850.0%

+78% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Anti-social behaviour21%
Drug offences9%
Theft6%
Vehicle crime5%
Burglary4%
Robbery3%

Stop & search

1.5

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 +146% above London average

Property

Prices, sales volume and market trends

Avg floor area60.8 m²

EPC breakdown

C
12%
D
5%

Based on 17 properties · Confidence: medium

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£152,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2019 · CAGR

+6.9%

Total change

+108%

Market Activity

Price Velocity & Acceleration

Current Velocity

+113.3%

per year

Acceleration

+115.83

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2010£200k£195k-2.5%1
Brexit uncertainty2019–2019£416k£416k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Old StreetGreat Northern line
14.1 min walk
Haggerston

Nearby stations

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

63

Walkability score

242

Footpaths (500m)

18

Santander docks (800m)

0.1 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)

12

EV chargers (800m)

Total spaces (800m)62
Nearest car park241m
Santander docks (800m)18
Nearest cycle dock0.1 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: 1.0 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 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

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 475 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

24

Restaurants (800m)

22

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketHoxton Brothers · 341 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

8

Cinemas (2km)

734m

Post office

Nearby shops

Hoxton Supermarket219 m
Teebone Halal Meat Butchers236 m
Tesco Express277 m
Ally's Off Licence395 m

Nearby cafes

Trew Era Cafe122 m
Towpath Cafe200 m
Sabretooth239 m
Batch Baby349 m

Nearby restaurants

Belly's Taste of Jamaica224 m
Arepa & Co254 m
Waterhouse315 m
Papa John's370 m

Nearby pubs

The Stag's Head192 m
The Rosemary Branch287 m
The Baring Arms360 m
U7 Lounge424 m

Nearby gyms

Britannia Leisure Centre214 m
Hitio377 m
Momentum Training597 m
New City Fitness718 m

Nearby pharmacies

Clarks Healthcare456 m
North London Health Centre632 m
Judd's Pharmacy739 m

Nearby health

The Hoxton Surgery378 m
Shoreditch Park Surgery393 m
De Beauvoir Surgery412 m
Moorfields at Hoxton475 m
Food hygiene (5-star)47% of 129

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

50

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

44.1

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,641m
Crossrail 2 route572m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,697 nationally

1,307

Est. population

27,269/km²

63%

Employed

48%

Degree educated

£43,400

Median income

7.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

31

Community stability

Age profile

20%
31%
24%
15%
Under 1820%
18–3431%
35–4924%
50–6416%
65+10%

Tenure

27%
61%
Own outright4%
Own (mortgage)6%
Private rent27%
Social rent61%
Shared ownership2%
Rent free1%

Ethnicity

32%
21%
25%
White British32%
White Other21%
Asian10%
Black25%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine20%
No car household71%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent61%
Private rent27%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
61
Live planning apps (800m)
69
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
13
Local approval rate
78%
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)
58
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)

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
46-68, 46-68, De Beauvoir Crescent, N1 5SB76 homes
completed
CAR PARK SITE AT JUNCTION OF, CAR PARK SITE AT JUNCTION OF, HERTFORD ROAD, DE BEAUVOIR CRESCENT, N172 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 5NN

Full postcodeN1 5NN
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.536197
Longitude-0.083472
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
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