Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.52756, -0.08529

N1 6EB— Hoxton West, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 58/100Transport 69/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
58
Schools
60
Transport
69
Environment
40
Investment
50

The bottom line

N1 6EB 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.

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

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Location

N1 6EB

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 6EB

🛡️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 6EB 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 · 5 min walk

KS2: 103.2

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 3 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 13 min walk

10 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

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

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

100

Road safety score

0

Accidents (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 100m

Crime is +165% above London average

Property

18 Jun

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£13,057/m²
Price per ft²£1,213/ft²
Avg floor area112 m²

EPC breakdown

C
1%
D
1%

Based on 2 properties · Confidence: very_low

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£280,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band BAnnual charge £1,339
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2024 · CAGR

+4%

Total change

+42%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.4%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£980k£980k+0%1
Current market2024–2024£1.40m£1.40m+0%2

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
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 80% of London
Old Street Underground StationNorthern line
3.1 min walk
Old Street

Nearby stations

Old Street Underground StationNorthern
3 min walk
Old StreetNational Rail
4 min walk
Hoxton Rail StationWindrush
10 min walk
Shoreditch High Street Rail StationWindrush
10 min walk
Moorgate Underground StationCircle · Hammersmith & City
13 min walk
2 bus routes · 10 stops within 400m · 102 buses/hr peak

88

Walkability score

305

Footpaths (500m)

41

Santander docks (800m)

0.2 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

16

Car parks (800m)

17

EV chargers (800m)

Total spaces (800m)125
Nearest car park186m
Santander docks (800m)41
Nearest cycle dock0.2 km

Nearby car parks

🅿️
Clere Street Car Park· yes
363m

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 AONB4% green spaceTree canopy: 70%
Less green space than 80% 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

URGENT CARE CENTRE

UCC GUYS HOSPITAL, GREAT MAZE POND, SE1 9RT

34 min walk

0

GPs within 1km

12

Dentists within 1km

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 343 m
Nearest A&EGUY'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

92

Parks (1km)

136

Restaurants (800m)

51

Cafes (800m)

14

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

18

Sports (1km)

14

Convenience

Nearest supermarketOriental Supermarket · 275 m
1 tennis courts6 sports halls

Nightlife (500m)

2

Nightclubs

16

Late-night venues

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

2

Libraries (1km)

9

Cinemas (2km)

462m

Post office

Nearby shops

VB Stores131 m
Sainsbury's Local137 m
Shopping Tree Hoxton168 m
Sun Star Express202 m

Nearby cafes

Pitfield London112 m
Neds Noodle Bar122 m
T4 Tea For U181 m
Friends of Ours203 m

Nearby restaurants

Crunch12 m
Tennessee Fried Chicken114 m
Best American Pizza138 m
Rodeo147 m

Nearby pubs

Prince Arthur12 m
Bounce131 m
Simmons154 m
The Horns169 m

Nearby gyms

Bikram Yoga236 m
Gym Box392 m
The Vault Gym453 m
énergie Fitness479 m

Nearby pharmacies

Judd's Pharmacy249 m
Apex Pharmacy398 m
Portmans Pharmacy785 m

Nearby health

Peppy Health232 m
Clinical Pharmacist Solutions233 m
Dental Arts Studio- City Road256 m
Regency Clinic259 m
Food hygiene (5-star)65% of 373

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

50

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 score47/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

66.2

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 route3,681m
Crossrail 2 route1,268m

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)
167
Live planning apps (800m)
78
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
25
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
18
Local approval rate
64%
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
Central activities zone
Yes
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)
26
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)

145 and 37, 145 and 37, City Road, East Road, N1 6AZ302 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
PEMBROKE HOUSE, 40, PEMBROKE HOUSE, 4089 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, BRITANNIA WALK, NILE STREET, PROVOST ST., EBENEZER ST., N186 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 6EB

Full postcodeN1 6EB
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.527558
Longitude-0.085291
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