De Beauvoir · Hackney · Hackney South and Shoreditch constituency · 51.53912, -0.08447

N1 5TP— De Beauvoir, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 49/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
72
Schools
90
Transport
49
Environment
72
Investment
42

The bottom line

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

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Location

N1 5TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for N1 5TP

🛡️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 5TP 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 · 7 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 · 5 min walk

10 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 1.4km

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N1 district median

£632,500

Based on 495 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,554/m²
Price per ft²£516/ft²
Avg floor area59.2 m²

EPC breakdown

C
24%
D
11%

Based on 35 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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£148,000
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1998–2025 · CAGR

+6.2%

Total change

+410%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.6%

per year

Acceleration

-3.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£63k£63k+0%1
Post-dot-com plateau2002–2003£82k£99k+21.3%1
Pre-crash peak2005–2006£150k£163k+8.3%1.5
GFC & correction2012–2012£212k£212k+0%2
Help-to-Buy recovery2014–2016£348k£325k-6.6%1
Pandemic surge2021–2021£238k£238k+0%2
Current market2024–2025£280k£321k+14.6%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
3.6%
District
3.9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

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
17.7 min walk
Haggerston

Nearby stations

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

53

Walkability score

202

Footpaths (500m)

14

Santander docks (800m)

0.3 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

14

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)62
Nearest car park44m
Santander docks (800m)14
Nearest cycle dock0.3 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: 70%
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

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

5

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 620 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)

13

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketThe Co-operative Food · 504 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

949m

Post office

Nearby shops

Ally's Off Licence106 m
Tesco Express149 m
Corner Mini-Market391 m
Hoxton Supermarket527 m

Nearby cafes

52a Coffee House83 m
Batch Baby213 m
Spring Rose Cafe & Restaurant227 m
Towpath Cafe316 m

Nearby restaurants

Sweet Thursday233 m
Arepa & Co375 m
Goodbye Horses389 m
Waterhouse473 m

Nearby pubs

The Rosemary Branch240 m
The De Beauvoir Arms286 m
The Baring Arms360 m
The Stag's Head406 m

Nearby gyms

Hitio458 m
Britannia Leisure Centre545 m
Momentum Training652 m
Anytime Fitness912 m

Nearby pharmacies

North London Health Centre541 m
Clarks Healthcare672 m
Apex Pharmacy764 m
Judd's Pharmacy1.1 km

Nearby health

De Beauvoir Surgery406 m
Dental Beauty Dalston525 m
Moorfields at Hoxton620 m
The Hoxton Surgery646 m
Food hygiene (5-star)51% of 89

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

42

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
Sales last 12 months2

Rental market

High

Demand

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

57.3

Price growth score

C
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route4,941m
Crossrail 2 route269m

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)
45
Live planning apps (800m)
115
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
12
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)
26
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
7 - 14, 7 - 14, Branch Place, N1 5PH52 homes
completed
Bridport House, Bridport House, Bridport Place, N1 5DG41 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 5TP

Full postcodeN1 5TP
Postcode districtN1
BoroughLondon Borough of Hackney
WardDe Beauvoir
Latitude51.539118
Longitude-0.084474
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