Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.52892, -0.08610

N1 6DS— Hoxton West, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 58/100Transport 68/100Yield 3.51%⚠ Knotweed sites nearby

Best for: Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
58
Schools
60
Transport
68
Environment
43
Investment
64

The bottom line

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

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

Less suited to Families.

Check your dealbreakers

Toggle the things that matter to you — see how N1 6DS scores on each.

Do you commute into central London daily?
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 6DS meets your needs.

Location

N1 6DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+165.0% vs London avg

Deep-dive guides for N1 6DS

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N1 6DS with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How N1 6DS 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 · 5 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 · 11 min walk

11 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

172.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 513.7%

+92% vs borough

Crime by type

Other33%
Anti-social behaviour18%
Violence & sexual offences14%
Theft12%
Drug offences10%
Robbery5%
Vehicle crime5%
Burglary3%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 254m

Crime is +165% above London average

Property

Prices, sales volume and market trends

Avg floor area75.1 m²

EPC breakdown

B
1%
C
80%
D
10%

Based on 91 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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£187,750
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2023 · CAGR

+7.2%

Total change

+435%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.5%

per year

Acceleration

-5.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£78k£78k+0%1
GFC & correction2009–2009£164k£164k+0%1
Help-to-Buy recovery2013–2016£280k£415k+48.2%1
Brexit uncertainty2017–2019£425k£408k-4.1%1.3
Pandemic surge2020–2021£420k£430k+2.4%1
Rate-rise correction2023–2023£415k£415k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Old Street Underground StationNorthern line
4.3 min walk
Old Street

Nearby stations

Old Street Underground StationNorthern
4 min walk
Old StreetNational Rail
5 min walk
Hoxton Rail StationWindrush
10 min walk
Shoreditch High Street Rail StationWindrush
12 min walk
Moorgate Underground StationCircle · Hammersmith & City
15 min walk
2 bus routes · 10 stops within 400m · 90 buses/hr peak

91

Walkability score

311

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

13

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)125
Nearest car park306m
Santander docks (800m)36
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
519m

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: 0.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.2 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

33 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 340 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)

116

Restaurants (800m)

47

Cafes (800m)

12

Pubs (400m)

2

Pharmacies (800m)

13

Gyms (1km)

20

Sports (1km)

11

Convenience

Nearest supermarketOriental Supermarket · 116 m
1 tennis courts1 swimming pools5 sports halls

Nightlife (500m)

2

Nightclubs

14

Late-night venues

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

2

Libraries (1km)

9

Cinemas (2km)

306m

Post office

Nearby shops

Tesco Express119 m
First Stop News & Wine144 m
Edgware Food & Wine148 m
Shopping Tree Hoxton165 m

Nearby cafes

The Nile Cafe128 m
Friends of Ours164 m
Stripes Cafe @ sixty one171 m
Muzzy's Cafe177 m

Nearby restaurants

Sodo Pizza162 m
Hoxton Fish House163 m
Schnitzel Heaven163 m
Crunch173 m

Nearby pubs

The George & Vulture163 m
Prince Arthur174 m
The Alchemist206 m
The 3 Crowns231 m

Nearby gyms

Bikram Yoga149 m
Gym Box455 m
New City Fitness549 m
énergie Fitness562 m

Nearby pharmacies

Judd's Pharmacy183 m
Apex Pharmacy460 m
Portmans Pharmacy884 m
Clarks Healthcare940 m

Nearby health

77 Nile Street Dental Practice118 m
Regency Clinic128 m
Peppy Health292 m
Clinical Pharmacist Solutions300 m
Food hygiene (5-star)65% 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

64

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 score44/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

59.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route3,812m
Crossrail 2 route1,113m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,535 nationally

1,816

Est. population

15,815/km²

63%

Employed

45%

Degree educated

6.9%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

18%
32%
23%
19%
Under 1818%
18–3432%
35–4923%
50–6419%
65+9%

Tenure

22%
62%
Own outright6%
Own (mortgage)7%
Private rent23%
Social rent62%
Shared ownership2%
Rent free0%

Ethnicity

26%
29%
23%
White British26%
White Other29%
Asian7%
Black23%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine20%
No car household72%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent62%
Private rent22%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
147
Live planning apps (800m)
75
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
23
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
20
Local approval rate
63%
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

Live in N1 6DS? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N1 6DS.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track N1 6DS

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N1 6DS

Full postcodeN1 6DS
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.528920
Longitude-0.086099
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