Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.52749, -0.08338

N1 6AE— Hoxton East & Shoreditch, Hackney

Location and area intelligence for N1 6AE, Hoxton East & Shoreditch, Hackney

High-connectivity investment target

 

Schools 100%Safety 4/100Transport 67/100Yield 3.51%⚠ Knotweed sites nearby

Best for: Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
61
Safety
4
Schools
60
Transport
67
Environment
41
Investment
69

The bottom line

N1 6AE offers exceptional schools (100% Good/Outstanding) — strong value for Investors and Young professionals 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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Toggle the things that matter to you — see how N1 6AE scores on each.

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Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N1 6AE meets your needs.

Location

N1 6AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London crime+669.0% vs London avg

Deep-dive guides for N1 6AE

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart⚠️ Very high crime🍕 Buzzing

“High-connectivity investment target”

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How N1 6AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Monica's Catholic Primary School

Not yet inspected · 3 min walk

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 4 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 12 min walk

10 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Very high crime

500.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 357.9%

+457% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other30%
Theft19%
Violence & sexual offences16%
Anti-social behaviour10%
Drug offences9%
Robbery6%
Burglary6%
Vehicle crime4%

Stop & search

10.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 176m

Crime is +669% above London average

Property

Prices, sales volume and market trends

Avg floor area66.8 m²

EPC breakdown

B
4%
C
5%
D
1%

Based on 10 properties · Confidence: medium

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£167,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,105
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2010–2023 · CAGR

+4.7%

Total change

+82%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.6%

per year

Acceleration

+23.55

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2010£378k£378k+0%1
Help-to-Buy recovery2014–2015£500k£1.20m+139%2
Brexit uncertainty2018–2019£560k£760k+35.7%1
Rate-rise correction2022–2023£639k£688k+7.6%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
3.1%
District
2.2%

CAGR over 8yr 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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Old Street StationNorthern line
4.4 min walk
Old Street

Nearby stations

Old Street Underground StationNorthern
4 min walk
Old StreetNational Rail
5 min walk
Hoxton Rail StationWindrush
9 min walk
Shoreditch High Street Rail StationWindrush
9 min walk
London Liverpool Street Rail StationWeaver · Greater Anglia
13 min walk
No bus stops within 400m

72

Walkability score

237

Footpaths (500m)

36

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge19 min ↓
Victoria38 min ≈
Waterloo34 min ↓
Canary Wharf32 min ↓
City ★17 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

18

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)125
Nearest car park60m
Santander docks (800m)36
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
374m

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: 0.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 77% of London

Nearest SSSI: Walthamstow Marshes SSSI — 5.3 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

WOMENS LONDON MHTR

LPP COMMUNITY, 7 HOLYROOD STREET, SE1 2EL

34 min walk

0

GPs within 1km

13

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 475 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

166

Restaurants (800m)

68

Cafes (800m)

32

Pubs (400m)

2

Pharmacies (800m)

13

Gyms (1km)

21

Sports (1km)

6

Convenience

Nearest supermarketOriental Supermarket · 361 m
1 tennis courts7 sports halls

Nightlife (500m)

2

Nightclubs

34

Late-night venues

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

2

Libraries (1km)

9

Cinemas (2km)

248m

Post office

Nearby shops

VB Stores28 m
Sainsbury's Local102 m
Shopping Tree Hoxton140 m
JNS Food & Wine196 m

Nearby cafes

Pitfield London30 m
Neds Noodle Bar58 m
Shoreditch Artist Cafe154 m
Black Box180 m

Nearby restaurants

Tennessee Fried Chicken38 m
Best American Pizza47 m
Jabinjia Hotpot51 m
Meat Liquor71 m

Nearby pubs

Happiness Forgets122 m
Bounce124 m
Prince Arthur127 m
Zigfrid132 m

Nearby gyms

Amica Shoreditch357 m
Bikram Yoga359 m
Shoreditch Pilates417 m
The Vault Gym437 m

Nearby pharmacies

Judd's Pharmacy231 m
Apex Pharmacy512 m
Portmans Pharmacy865 m
Clarks Healthcare965 m

Nearby health

Clinical Pharmacist Solutions354 m
Peppy Health355 m
77 Nile Street Dental Practice364 m
Regency Clinic368 m
Food hygiene (5-star)62% of 456

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

69

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 score62/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

72.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route3,714m
Crossrail 2 route1,353m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,894 nationally

1,869

Est. population

4,667/km²

71%

Employed

75%

Degree educated

2.4%

Claimant rate

Urban coreMedium densityYoung professionals

17

Community stability

Age profile

63%
19%
Under 188%
18–3463%
35–4919%
50–648%
65+2%

Tenure

70%
Own outright8%
Own (mortgage)11%
Private rent70%
Social rent10%
Shared ownership2%
Rent free0%

Ethnicity

29%
34%
18%
White British29%
White Other34%
Asian18%
Black7%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine6%
No car household85%
Unemployed5%
No qualifications5%

Housing tenure (Census 2021)

Private rent70%
Social rent10%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
169
Live planning apps (800m)
80
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
26
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
20
Local approval rate
71%
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
0
Under construction
0
Completed (3yr)
52
Largest scheme
412 homes · Land bounded by, Land bounded by, Curtain Road, Hewett Street/Great Eastern Street/Fairchild Place/Plough Yard/Hearn Street, EC2A 3LS
Pipeline pressure
NONE

Named schemes (500m)

Central Foundation School, 15, Cowper Street, City Road, Leonard Street and adjacent to CFS for Boys, London, EC2A 4AP173 homes
completed
St Leonard's Court, St Leonard's Court, New North Road, N1 6JA82 homes
completed
120-132, 120-132, East Road, London, N1 6AA70 homes
completed
15-25, 15-25, New North Road, N1 6JB61 homes
completed
43 - 51, 43 - 51, New North Road, East Road, 134 - 142, N1 6JB50 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 6AE

Full postcodeN1 6AE
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.527490
Longitude-0.083377
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