Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.52788, -0.08771
N1 6AD— Hoxton West, Hackney Location and area intelligence for N1 6AD, Hoxton West, Hackney The practical family move
Top 5% London Schools 100% Safety 79/100 Transport 69/100 Low yield 3.23%
Best for: Families, Young professionals
Balanced area — no standout strengths or weaknesses
N1 6AD 81 Liveability 79 Safety 69 Transport
Families Schools, safety, green space, family amenities Match: Strong Professionals Commute, connectivity, restaurants, gyms Match: Moderate Investors Yield, gentrification, liquidity, pipeline Match: Weak First-time buyers Affordability, mortgage, stamp duty, value Match: Moderate Key facts for N1 6AD Full postcode N1 6AD
Postcode district N1
Borough London Borough of Hackney
Ward Hoxton West
Latitude 51.527876
Longitude -0.087714
Parliamentary constituency Hackney South and Shoreditch
Country England
Region Greater London
Area Profile & Benchmarks Area identity and London comparisons
Area Identity
Urban core
Very high Young professionals
Excellent Positive Risk: Medium
London Benchmarks
vs London crime Deep-dive guides for N1 6AD
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🚇 Hyper-Connected 🎓 School Smart 🍕 Buzzing
“The practical family move”
Schools 18 Apr Nearest schools and Ofsted ratings
Good for families
★ Top school within 1km
—
Primary
St Luke's CofE Primary School
Not yet inspected · 4 min walk
KS2: 109.7
—
Secondary
Central Foundation Boys' School
Not yet inspected · 4 min walk
P8: +0.56 A8: 55.3
100% of local schools rated Good or Outstanding
Childcare
Childcare
Comet Nursery School and Children's Centre
Not inspected · 13 min walk
12 primaries · 1 secondaries · 0 childcare — within 1km
Safety 5 Jun Crime rates and local incidents
MEDIUM CRIME
49.2 incidents per 1,000 residents
↑ Rising 59.3% from a low base — still below London average
-1% vs borough
Crime by type
Violence & sexual offences 10%
Crime is 24% below London average
Property Prices, sales volume and market trends
⚠️ Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.
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 fixed 4.58%
5-year fixed 4.32%
SVR 7.25%
Bank of England (monthly average)
Energy & construction
Solar yield 853 kWh/kWp/yr
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Council tax band Band A Annual charge £1,148
Price growth potential High
Transport 1 May Public transport accessibility and links
🚇 Old Street Great Northern line
2.5 min walk Nearby stations
🚇 Old Street Underground Station Northern
3 min walk 🚂 Old Street National Rail
3 min walk 🚇 Hoxton Rail Station Windrush
12 min walk 🚇 Shoreditch High Street Rail Station Windrush
13 min walk 🚇 Moorgate Underground Station Circle · Hammersmith & City
14 min walk 🚌 2 bus routes · 10 stops within 400m · 86 buses/hr peak
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV Car parks, spaces and charging points
Total spaces (800m) 125
Nearest car park 258m
Santander docks (800m) 34
Nearest cycle dock 0.1 km
Nearby car parks
🅿️ Clere Street Car Park · yes
438m
Environment 22 Apr Flood risk, air quality and noise
Surface water NONE
No assessed surface water flood risk Air quality LOW
NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³ Radon risk LOW
0.5% of local properties affected ULEZ zone · £12.50/day CCZ: 0.1 km away ✗ Not Green Belt ✗ Not AONB 6% green space Tree canopy: 64%
Nearest SSSI: Walthamstow Marshes SSSI — 5.4 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
Climate Local weather conditions and energy potential
Solar yield 852.9 kWh/kWp/yr
Source: Met Office UK Climate Averages 1991-2020
Health GP, dental and hospital access
URGENT CARE CENTRE
UCC GUYS HOSPITAL, GREAT MAZE POND, SE1 9RT
34 min walk
Nearest hospital Moorfields Eye Hospital (City Road campus) · 186 m
Nearest A&E GUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68% 63.7%
Amenities Shops, restaurants, parks and more
Nearest supermarket Oriental Supermarket · 215 m
1 tennis courts 1 swimming pools 7 sports halls
Nearby shops
Sun Star Express 137 m
Sainsbury's Local 145 m
First Stop News & Wine 169 m
Edgware Food & Wine 169 m
Nearby cafes
Kiss The Hippo 91 m
Stripes Cafe @ sixty one 173 m
The Nile Cafe 175 m
Starbucks 188 m
Nearby restaurants
Pizza Union 66 m
Moor & Mead 87 m
Pret A Manger 114 m
Honest Burgers 131 m
Nearby pubs
The Alchemist 56 m
The 3 Crowns 85 m
Old Fountain 133 m
Nightjar 155 m
Nearby gyms
Bikram Yoga 94 m
Gym Box 296 m
énergie Fitness 406 m
G Happy Feet Studios 494 m
Nearby pharmacies
Apex Pharmacy 300 m
Judd's Pharmacy 337 m
Portmans Pharmacy 730 m
Nearby health
Peppy Health 139 m
Clinical Pharmacist Solutions 148 m
Regency Clinic 152 m
77 Nile Street Dental Practice 177 m
Food hygiene (5-star) 65% of 299
Business Local businesses registered here
Dissolved (last 12 months) 0
Right-to-buy sales (5yr) 300
High street
A High street health
Investment Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Avg monthly rent £1,850 London avg: £1,950/mo
Gross yield 3.23% (average) London avg: 3.8% Gentrification score 46/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition 300
Rental market
Young professional Tenant profile
Future outlook
Strong gentrification momentum Low-deprivation area Excellent transport access Active regeneration zone
Infrastructure pipeline
Infrastructure score 25/100
Bakerloo Extension route 3,672m
Crossrail 2 route 1,139m
Demographics 22 Apr Population, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 24,173 nationally
1,912
Est. population
23,371/km²
Urban core Very high density Young professionals
Employment & lifestyle
Managerial / professional 50%
Routine / semi-routine 5%
No car household 87%
Unemployed 6%
No qualifications 5%
Housing tenure (Census 2021)
Planning Conservation areas and development
Listed buildings (800m) 147
Live planning apps (800m) 77
Major developments (800m) 0
Planning apps (12 months) 5
Planning apps (3 years) 20
Opportunity area City Fringe/Tech City
Central activities zone Yes
CIL rate (residential) £200/m²
Japanese knotweed sites (400m) 0
Regeneration status Active
Regeneration investment £0.5bn
Housing pipeline (800m)
Largest scheme 302 homes · 145 and 37, 145 and 37, City Road, East Road, N1 6AZ
Named schemes (500m)
145 and 37, 145 and 37, City Road, East Road, N1 6AZ 302 homes
completed Eagle House , 159-189, Eagle House , 159-189, City Road, Land bounded by Britannia Walk, Ebenezer Street & Westland Place, N1 7EH 276 homes
completed New Regent's College Upper School, New Regent's College Upper School, Nile Street, N1 7RD 175 homes
completed Blue Hut Site, Corner of, Blue Hut Site, Corner of, Provost Street, Nile Street, N1 175 homes
completed Central Foundation School, 15, Cowper Street, City Road, Leonard Street and adjacent to CFS for Boys, London, EC2A 4AP 173 homes
completed
Politics Local councillors and MP
MP Dame Meg Hillier (Labour (Co-op))
Constituency Hackney South and Shoreditch
Councillors
Nicholas Blincoe Green
Ben Lucas Labour
Jas Zavar Crowe Green
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The bottom line
N1 6AD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Young professionals who can accept its trade-offs.
The catch: very high noise — check proximity to rail lines.
Check your dealbreakers
Toggle the things that matter to you — see how N1 6AD scores on each.
Do you commute into central London daily? Yes?
Do you have or plan to have school-age children? Yes?
Do you work from home? Yes?
Do you cycle regularly? Yes?
Is noise a dealbreaker for you? Yes?
Toggle a question above to see how N1 6AD meets your needs.
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Frequently asked questions What borough is N1 6AD in? How good is transport in N1 6AD? What are the schools like near N1 6AD? What is the liveability score for N1 6AD?
Data freshness When each data source was last updated
gp 1 May
cqc 8 May
imd 24 Apr
lha 18 Apr
tfl 1 May
prow 21 Apr
ptal 17 Apr
seed 17 Apr
crime 5 Jun
flood 22 Apr
noise 24 Apr
radon 18 Apr
census 25 Apr
mobile 18 Apr
nhs ae 5 Jun
sports 18 Apr
parking 4 May
schools 1 May
stats19 9 Jun
streets 18 Apr
planning 1 Jun
amenities 4 May
buildings 18 Apr
bus stops 4 May
elections 9 May
ethnicity 7 Jun
green belt 18 Apr
parliament 19 Apr
tfl cycles 2 May
air quality 19 May
bgs geology 18 Apr
councillors 9 May
dfe schools 18 Apr
fsa hygiene 1 May
green space 22 Apr
demographics 22 Apr
voa property 24 Apr
bgs landslide 18 Apr
bus frequency 7 Jun
national rail 1 May
rental market 2 Jun
claimant count 18 Apr
water provider 9 Jun
housing pipeline 18 Apr
population density 18 Apr
Trusted official data sources Office for
National Statistics