De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.53787, -0.07848

N1 5QS— De Beauvoir, Hackney

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

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 63/100Low yield 3.27%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
78
Safety
78
Schools
90
Transport
63
Environment
68
Investment
56

The bottom line

N1 5QS offers exceptional schools (100% Good/Outstanding) and low crime at £678,500 median — a strong choice for Families.

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Location

N1 5QS

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+30.5% vs London avg
vs London income+3.3% vs London avg
vs London crime+26.0% vs London avg

Deep-dive guides for N1 5QS

🛡️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 5QS 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 · 6 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 20 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

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)

4

Serious within 200m

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

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£678,500

Median sale price

Above London median by 30%

£678,500 is 30% above the London median (£520,000)

+50.0%

This year

Flat

Dominant type

Price history

5-year change
+6.9%
Sales (24 months)5
New build0.0%
Avg flat£678,500
Price per m²£9,679/m²
Price per ft²£899/ft²
Avg floor area69.7 m²

EPC breakdown

B
81%
C
5%
D
1%

Based on 87 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£21,425
First-time buyerFTB
£21,425
Additional propertyBTL/2nd
£41,780

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

15.6×

Price-to-income

£3,394/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£174,250
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.22 W/m²K
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2026 · CAGR

+3.5%

Total change

+57%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.7%

per year

Acceleration

-22.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 56 sales

Property Type Mix

Total: 56 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£500k£590k+18%20.5
Brexit uncertainty2017–2019£875k£450k-48.6%2
Pandemic surge2020–2020£688k£688k+0%1
Rate-rise correction2022–2023£535k£773k+44.4%2.5
Current market2024–2026£490k£785k+60.2%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
3.5%
District
2.4%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

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
17.8 min walk
Haggerston

Nearby stations

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

64

Walkability score

275

Footpaths (500m)

18

Santander docks (800m)

0.1 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

11

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)62
Nearest car park303m
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 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: 1.4 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below 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

20 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 866 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

37

Restaurants (800m)

24

Cafes (800m)

8

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

10

Sports (1km)

3

Convenience

Nearest supermarketHoxton Brothers · 471 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)

897m

Post office

Nearby shops

Tesco Express152 m
Corner Mini-Market155 m
Better Health Bakery231 m
Today's Extra378 m

Nearby cafes

Toconoco60 m
Cafe Route Haggerston116 m
Helma131 m
Euro Cafe152 m

Nearby restaurants

Arepa & Co141 m
Waterhouse145 m
Lekki145 m
Planque191 m

Nearby pubs

Duke of York121 m
MAP Maison142 m
U7 Lounge190 m
The Glory208 m

Nearby gyms

Momentum Training221 m
Britannia Leisure Centre525 m
Queensbridge Sports & Community Centre694 m
Hitio750 m

Nearby pharmacies

Clarks Healthcare310 m
Judd's Pharmacy992 m

Nearby health

De Beauvoir Surgery64 m
Dental Beauty Dalston182 m
Whiston Road Surgery438 m
Cosmo Clinic599 m
Food hygiene (5-star)48% of 202

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

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score29/100
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

77.2

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 route4,916m
Crossrail 2 route629m

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%
Price vs London+30.5%

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)
4
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (3 years)
14
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)
70
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£678,500)

£21,425

Standard buyer

£21,425

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 5QS

Full postcodeN1 5QS
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.537869
Longitude-0.078485
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