De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.53879, -0.08295

N1 5TL— De Beauvoir, Hackney

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

The practical family move

 

Schools 100%Safety 76/100Transport 50/100Yield 3.51%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
76
Schools
90
Transport
50
Environment
72
Investment
46

The bottom line

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

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Location

N1 5TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.3% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for N1 5TL

🛡️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 5TL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hackney New Primary School

Not yet inspected · 1 min walk

KS2: 108.3

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 5 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 4 min walk

10 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

57.2 incidents per 1,000 residents

Better than 56% of London
↑ Rising 166.7%

-36% vs borough

Crime by type

Other25%
Violence & sexual offences23%
Anti-social behaviour13%
Vehicle crime13%
Drug offences10%
Burglary8%
Theft7%
Robbery2%

Stop & search

3.3

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 · 1.4km

Crime is 12% below London average

Property

Prices, sales volume and market trends

Avg floor area69 m²

EPC breakdown

B
3%
C
21%
D
6%
E
1%

Based on 31 properties · Confidence: high

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£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 era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2016 · CAGR

+11%

Total change

+332%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.2%

per year

Acceleration

-131.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 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
Post-dot-com plateau2002–2002£81k£81k+0%1
Help-to-Buy recovery2015–2016£230k£350k+52.2%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
Above London average
Old StreetGreat Northern line
17.5 min walk
Haggerston

Nearby stations

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

56

Walkability score

227

Footpaths (500m)

15

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

15

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)62
Nearest car park26m
Santander docks (800m)15
Nearest cycle dock0.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 1.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 64%
Above 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

MILDMAY MEDICAL PRACTICE

2A GREEN LANES, N16 9NF

19 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 663 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

16

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketHoxton Brothers · 582 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

5

Cinemas (2km)

1.0km

Post office

Nearby shops

Ally's Off Licence218 m
Tesco Express221 m
Corner Mini-Market290 m
Hoxton Supermarket454 m

Nearby cafes

Batch Baby111 m
52a Coffee House192 m
Towpath Cafe218 m
Trew Era Cafe291 m

Nearby restaurants

Arepa & Co270 m
Sweet Thursday311 m
Waterhouse367 m
Lekki417 m

Nearby pubs

Duke of York307 m
The Rosemary Branch307 m
The Stag's Head315 m
The De Beauvoir Arms354 m

Nearby gyms

Britannia Leisure Centre503 m
Hitio513 m
Momentum Training540 m
Anytime Fitness875 m

Nearby pharmacies

Clarks Healthcare568 m
North London Health Centre639 m
Judd's Pharmacy1.0 km

Nearby health

De Beauvoir Surgery295 m
Dental Beauty Dalston421 m
The Hoxton Surgery646 m
Shoreditch Park Surgery658 m
Food hygiene (5-star)49% of 115

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

46

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

32.6

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route4,930m
Crossrail 2 route362m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,158 nationally

1,538

Est. population

21,962/km²

58%

Employed

44%

Degree educated

£43,400

Median income

10.8%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

37

Community stability

Age profile

31%
21%
24%
19%
Under 1831%
18–3421%
35–4924%
50–6419%
65+5%

Tenure

14%
72%
Own outright6%
Own (mortgage)6%
Private rent14%
Social rent72%
Shared ownership3%
Rent free0%

Ethnicity

19%
16%
34%
White British19%
White Other16%
Asian9%
Black35%
Mixed9%
Other12%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household66%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent72%
Private rent14%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
49
Live planning apps (800m)
102
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
16
Local approval rate
83%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
5
Under construction
5
Completed (3yr)
62
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
305, 305, Kingsland Road, 12 - 32A Hertford Road, 27 - 31 Downham Road, N1 5SH207 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
2 - 10, 2 - 10, Hertford Road, N1 5SH117 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

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Key facts for N1 5TL

Full postcodeN1 5TL
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.538787
Longitude-0.082945
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