Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.52956, -0.08377

N1 6BS— Hoxton West, Hackney

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 69/100Transport 66/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
77
Safety
69
Schools
60
Transport
66
Environment
44
Investment
54

The bottom line

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

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

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Location

N1 6BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London crime+59.0% vs London avg

Deep-dive guides for N1 6BS

🛡️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 6BS 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 · 2 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 10 min walk

8 primaries · 2 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 345m

Crime is +59% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,006/m²
Price per ft²£744/ft²
Avg floor area73.3 m²

EPC breakdown

C
4%
D
4%

Based on 8 properties · Confidence: low

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£183,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1997–2025 · CAGR

+8.9%

Total change

+978%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.5%

per year

Acceleration

+3.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £75k–£100k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£54k£54k+0%6
Post-dot-com plateau2001–2003£108k£150k+39.5%3.3
Pre-crash peak2005–2005£248k£248k+0%1
GFC & correction2012–2012£320k£320k+0%2
Help-to-Buy recovery2014–2016£450k£610k+35.6%1
Pandemic surge2021–2021£585k£585k+0%1
Current market2025–2025£582k£582k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.8% alpha

Flat/maisonette+3.8% α
Local
12.6%
District
8.8%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
Old Street Underground StationNorthern line
6 min walk
Old Street

Nearby stations

Old Street Underground StationNorthern
6 min walk
Old StreetNational Rail
7 min walk
Hoxton Rail StationWindrush
8 min walk
Shoreditch High Street Rail StationWindrush
11 min walk
Haggerston Rail StationWindrush
15 min walk
No bus stops within 400m

73

Walkability score

231

Footpaths (500m)

34

Santander docks (800m)

0.0 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 park276m
Santander docks (800m)34
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Clere Street Car Park· yes
593m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 0.4 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

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 516 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

98

Parks (1km)

153

Restaurants (800m)

59

Cafes (800m)

8

Pubs (400m)

1

Pharmacies (800m)

13

Gyms (1km)

19

Sports (1km)

7

Convenience

Nearest supermarketOriental Supermarket · 231 m
1 tennis courts5 sports halls

Nightlife (500m)

2

Nightclubs

10

Late-night venues

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

2

Libraries (1km)

9

Cinemas (2km)

239m

Post office

Nearby shops

Cheap Booze23 m
Shopping Tree Hoxton94 m
Tesco Express191 m
Zeyno Supermarket223 m

Nearby cafes

Curious Yellow Kafe12 m
Muzzy's Cafe18 m
Friends of Ours51 m
Pitfield London249 m

Nearby restaurants

Sodo Pizza43 m
Hoxton Fish House57 m
Schnitzel Heaven62 m
Firezza209 m

Nearby pubs

The George & Vulture44 m
The Lion and Lamb153 m
Zigfrid224 m
Happiness Forgets241 m

Nearby gyms

Bikram Yoga324 m
New City Fitness373 m
Amica Shoreditch508 m
Britannia Leisure Centre524 m

Nearby pharmacies

Judd's Pharmacy6 m
Apex Pharmacy621 m
Clarks Healthcare782 m

Nearby health

77 Nile Street Dental Practice263 m
Regency Clinic288 m
Peppy Health450 m
Clinical Pharmacist Solutions455 m
Food hygiene (5-star)59% of 386

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

54

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 score59/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

79.6

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 route3,925m
Crossrail 2 route1,152m

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

Urban coreVery 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
Yes
Article 4 area
No
Listed buildings (800m)
88
Live planning apps (800m)
67
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
23
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
19
Local approval rate
75%
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)
53
Largest scheme
302 homes · 145 and 37, 145 and 37, City Road, East Road, N1 6AZ
Pipeline pressure
NONE

Named schemes (500m)

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
14-15, 14-15, HOXTON SQUARE, N1 6NU48 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 6BS

Full postcodeN1 6BS
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.529565
Longitude-0.083765
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