Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.53599, -0.07734

N1 5RL— Hoxton East & Shoreditch, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 57/100Yield 3.51%⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
59
Schools
90
Transport
57
Environment
44
Investment
56

The bottom line

N1 5RL offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

N1 5RL

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 5RL

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

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Postcode Personality

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“High-connectivity investment target”

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How N1 5RL 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 · 4 min walk

KS2: 111.1

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 4 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

11 primaries · 4 secondaries · 2 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)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.2km

Crime is +146% above London average

Property

Prices, sales volume and market trends

Avg floor area54.4 m²

EPC breakdown

C
6%
D
8%

Based on 14 properties · Confidence: medium

Street mix

Semi 19%Terraced 19%Flat 56%Other 6%

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£136,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofFlat, insulated (assumed)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+10.6%

Total change

+813%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.4%

per year

Acceleration

-156.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached21.4%
Terraced21.4%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£74k£74k+0%4
Post-dot-com plateau2001–2004£83k£208k+150%1.5
Pre-crash peak2007–2007£326k£326k+0%1
GFC & correction2008–2012£337k£250k-25.8%1
Help-to-Buy recovery2013–2013£300k£300k+0%1
Brexit uncertainty2018–2018£740k£740k+0%1
Pandemic surge2021–2021£671k£671k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Old Street Underground StationNorthern line
16.1 min walk
Haggerston

Nearby stations

Haggerston Rail StationWindrush
4 min walk
HaggerstonNational Rail
4 min walk
Hoxton Rail StationWindrush
6 min walk
Old Street Underground StationNorthern
17 min walk
Dalston Kingsland Rail StationMildmay
17 min walk
No bus stops within 400m

67

Walkability score

243

Footpaths (500m)

20

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

15

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)62
Nearest car park201m
Santander docks (800m)20
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 40.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 50% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.2 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.2 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

23 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 · 882 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

56

Restaurants (800m)

27

Cafes (800m)

8

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketHoxton Brothers · 322 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)

7

Cinemas (2km)

710m

Post office

Nearby shops

Today's Extra154 m
Better Health Bakery210 m
Tesco Express268 m
Teebone Halal Meat Butchers291 m

Nearby cafes

By The Bridge53 m
Cafe Route Haggerston117 m
Chalet Cafe153 m
Playhouse cafe161 m

Nearby restaurants

OkonomiHeads63 m
Waterhouse133 m
Chicken And Cod138 m
Berber & Q153 m

Nearby pubs

The Glory28 m
U7 Lounge36 m
A Bar with Shapes for a name60 m
The Kings Head65 m

Nearby gyms

Momentum Training252 m
Britannia Leisure Centre460 m
New City Fitness617 m
PureGym635 m

Nearby pharmacies

Clarks Healthcare87 m
Judd's Pharmacy840 m
Columbia Pharmacy946 m

Nearby health

Whiston Road Surgery222 m
De Beauvoir Surgery287 m
Dental Beauty Dalston356 m
Cosmo Clinic385 m
Food hygiene (5-star)51% of 211

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

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score30/100
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

49.5

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,744m
Crossrail 2 route844m

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
Yes
Article 4 area
No
Listed buildings (800m)
69
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
11
Major developments (800m)
0
Planning apps (3 years)
11
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)
59
Largest scheme
367 homes · Haggerstone West and Kingsland Estates Phase 1, Haggerstone West and Kingsland Estates Phase 1, Kingsland Road, E8 2TJ
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
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 5RL

Full postcodeN1 5RL
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.535989
Longitude-0.077338
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