Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.52950, -0.08593

N1 6BL— Hoxton West, Hackney

Location and area intelligence for N1 6BL, Hoxton West, Hackney

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 69/100Transport 62/100Yield 3.51%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
69
Schools
60
Transport
62
Environment
44
Investment
67

The bottom line

N1 6BL offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

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

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Location

N1 6BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+59.0% vs London avg

Deep-dive guides for N1 6BL

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

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“High-connectivity investment target”

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How N1 6BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St John the Baptist Voluntary Aided Church of England Primary School

Not yet inspected · 3 min walk

KS2: 103.2

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 6 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

103.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 482.4%

+15% vs borough

Crime by type

Other32%
Theft20%
Anti-social behaviour14%
Violence & sexual offences12%
Burglary10%
Robbery5%
Vehicle crime5%
Drug offences3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 316m

Crime is +59% above London average

Property

Prices, sales volume and market trends

Avg floor area49.9 m²

EPC breakdown

B
4%
C
46%
D
13%
E
3%

Based on 66 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£124,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,148
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+7.3%

Total change

+627%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

+26.02

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 104 sales

Property Type Mix

Total: 104 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£118k+102.2%3.3
Post-dot-com plateau2001–2004£123k£138k+12.8%8.5
Pre-crash peak2005–2007£194k£260k+34.2%4
GFC & correction2008–2012£185k£273k+47.7%2.8
Help-to-Buy recovery2013–2016£330k£473k+43.2%2.2
Brexit uncertainty2017–2018£500k£623k+24.7%3
Pandemic surge2020–2021£434k£503k+15.9%2
Rate-rise correction2022–2023£400k£423k+5.6%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
6.9%
District
5.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position100

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
5.1 min walk
Old Street

Nearby stations

Old Street Underground StationNorthern
5 min walk
Old StreetNational Rail
6 min walk
Hoxton Rail StationWindrush
9 min walk
Shoreditch High Street Rail StationWindrush
13 min walk
Haggerston Rail StationWindrush
16 min walk
No bus stops within 400m

77

Walkability score

306

Footpaths (500m)

35

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)

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Parking & EV

Car parks, spaces and charging points

15

Car parks (800m)

17

EV chargers (800m)

Total spaces (800m)125
Nearest car park286m
Santander docks (800m)35
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
582m

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: 0.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.1 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

32 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 388 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

112

Restaurants (800m)

47

Cafes (800m)

11

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

16

Sports (1km)

10

Convenience

Nearest supermarketOriental Supermarket · 85 m
1 tennis courts5 sports halls

Nightlife (500m)

2

Nightclubs

13

Late-night venues

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

2

Libraries (1km)

9

Cinemas (2km)

268m

Post office

Nearby shops

Tesco Express63 m
First Stop News & Wine147 m
Edgware Food & Wine152 m
Cheap Booze157 m

Nearby cafes

The Nile Cafe126 m
Friends of Ours157 m
Muzzy's Cafe157 m
Curious Yellow Kafe158 m

Nearby restaurants

Sodo Pizza152 m
Hoxton Fish House159 m
Schnitzel Heaven161 m
Italiano Pizza188 m

Nearby pubs

The George & Vulture153 m
Prince Arthur233 m
The Alchemist257 m
The Beehive262 m

Nearby gyms

Bikram Yoga184 m
Gym Box515 m
New City Fitness520 m
Britannia Leisure Centre560 m

Nearby pharmacies

Judd's Pharmacy157 m
Apex Pharmacy519 m
Clarks Healthcare884 m
Portmans Pharmacy947 m

Nearby health

77 Nile Street Dental Practice113 m
Regency Clinic138 m
Peppy Health354 m
Clinical Pharmacist Solutions362 m
Food hygiene (5-star)64% of 321

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

67

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 score49/100
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

74.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route3,878m
Crossrail 2 route1,068m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,173 nationally

1,912

Est. population

23,371/km²

63%

Employed

72%

Degree educated

1.5%

Claimant rate

Inner cityVery high densityYoung professionals

21

Community stability

Age profile

64%
17%
Under 1811%
18–3464%
35–4917%
50–646%
65+3%

Tenure

14%
62%
Own outright10%
Own (mortgage)14%
Private rent62%
Social rent12%
Shared ownership3%

Ethnicity

26%
33%
22%
White British26%
White Other33%
Asian22%
Black5%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine5%
No car household87%
Unemployed6%
No qualifications5%

Housing tenure (Census 2021)

Private rent62%
Social rent12%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
143
Live planning apps (800m)
73
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
22
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
18
Local approval rate
57%
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)
142
Largest scheme
302 homes · 145 and 37, 145 and 37, City Road, East Road, N1 6AZ
Pipeline pressure
NONE

Named schemes (500m)

145 and 37, 145 and 37, City Road, East Road, N1 6AZ302 homes
completed
Eagle House , 159-189, Eagle House , 159-189, City Road, Land bounded by Britannia Walk, Ebenezer Street & Westland Place, N1 7EH276 homes
completed
New Regent's College Upper School, New Regent's College Upper School, Nile Street, N1 7RD175 homes
completed
Blue Hut Site, Corner of, Blue Hut Site, Corner of, Provost Street, Nile Street, N1175 homes
completed
Central Foundation School, 15, Cowper Street, City Road, Leonard Street and adjacent to CFS for Boys, London, EC2A 4AP173 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.0%
Ward turnout
32%
Election year
2026
MP
Dame Meg Hillier (Labour (Co-op))
MP majority
14,737
Constituency
Hackney South and Shoreditch

Councillors

Nicholas BlincoeGreen
Ben LucasLabour
Jas Zavar CroweGreen

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Key facts for N1 6BL

Full postcodeN1 6BL
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.529502
Longitude-0.085930
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