Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.53697, -0.08582

N1 5PL— Hoxton East & Shoreditch, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 47/100Yield 3.51%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
72
Schools
95
Transport
47
Environment
72
Investment
50

The bottom line

N1 5PL offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

N1 5PL

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 income+3.3% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for N1 5PL

🛡️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 5PL 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 · 8 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 20 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

83.6 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 323.5%

-7% vs borough

Crime by type

Other31%
Violence & sexual offences26%
Anti-social behaviour12%
Theft11%
Drug offences7%
Robbery5%
Vehicle crime5%
Burglary4%

Stop & search

1.2

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 +29% above London average

Property

Prices, sales volume and market trends

Avg floor area51.6 m²

EPC breakdown

C
1%
D
7%

Based on 8 properties · Confidence: low

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

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£129,000
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
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2015 · CAGR

+7.9%

Total change

+240%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.9%

per year

Acceleration

-73.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£75k£75k+0%1
Pre-crash peak2006–2007£180k£125k-30.8%2
GFC & correction2010–2010£230k£230k+0%1
Help-to-Buy recovery2015–2015£255k£255k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
14.7 min walk
Haggerston

Nearby stations

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

58

Walkability score

277

Footpaths (500m)

16

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 park196m
Santander docks (800m)16
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: 1.1 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 19%
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

22 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 380 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

113

Parks (1km)

14

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketThe Co-operative Food · 275 m
2 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)

8

Cinemas (2km)

693m

Post office

Nearby shops

Tesco Express131 m
Ally's Off Licence270 m
Hoxton Supermarket400 m
Teebone Halal Meat Butchers416 m

Nearby cafes

Bobo & Wild253 m
Trew Era Cafe294 m
52a Coffee House296 m
Towpath Cafe329 m

Nearby restaurants

Arepa & Co395 m
Golden Jade401 m
Belly's Taste of Jamaica405 m
Goodbye Horses452 m

Nearby pubs

The Rosemary Branch105 m
The Baring Arms185 m
The Stag's Head362 m
The North Pole375 m

Nearby gyms

Hitio237 m
Britannia Leisure Centre345 m
Momentum Training737 m
New City Fitness877 m

Nearby pharmacies

North London Health Centre451 m
Clarks Healthcare637 m
Benzpharm731 m
Apex Pharmacy772 m

Nearby health

Moorfields at Hoxton380 m
The Hoxton Surgery392 m
Shoreditch Park Surgery402 m
De Beauvoir Surgery518 m
Food hygiene (5-star)49% of 94

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

50.8

Price growth score

C
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route4,687m
Crossrail 2 route405m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,370 nationally

1,722

Est. population

18,879/km²

70%

Employed

61%

Degree educated

£43,400

Median income

7.0%

Claimant rate

Inner cityVery high densityYoung professionals

32

Community stability

Age profile

21%
35%
25%
Under 1821%
18–3435%
35–4925%
50–6412%
65+7%

Tenure

16%
29%
37%
Own outright6%
Own (mortgage)16%
Private rent29%
Social rent37%
Shared ownership11%
Rent free0%

Ethnicity

31%
22%
20%
White British31%
White Other22%
Asian11%
Black20%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine15%
No car household70%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent37%
Private rent29%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
48
Live planning apps (800m)
115
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
13
Local approval rate
84%
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)
48
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
15,455
Constituency
Islington South and Finsbury

Councillors

Kam AdamsLabour
Janet LeeGreen
Mihai CherejiGreen

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Key facts for N1 5PL

Full postcodeN1 5PL
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.536972
Longitude-0.085819
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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