Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.52832, -0.08242

N1 6ES— Hoxton East & Shoreditch, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 58/100Transport 66/100Yield 3.51%⚠ Knotweed sites nearby

Best for: Young professionals

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
58
Schools
60
Transport
66
Environment
41
Investment
66

The bottom line

N1 6ES 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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Location

N1 6ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+165.0% vs London avg

Deep-dive guides for N1 6ES

🛡️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 6ES 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 · 2 min walk

—

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 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 11 min walk

8 primaries · 3 secondaries · 2 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 284m

Crime is +165% above London average

Property

Prices, sales volume and market trends

Avg floor area62.4 m²

EPC breakdown

C
7%
D
2%

Based on 9 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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£156,000
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
WallsCavity wall, filled cavity
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

2001–2022 · CAGR

+7.2%

Total change

+334%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.6%

per year

Acceleration

-116.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£114k£173k+51.8%2
Pre-crash peak2006–2007£250k£250k+0%1
GFC & correction2010–2010£245k£245k+0%2
Brexit uncertainty2017–2017£519k£519k+0%1
Rate-rise correction2022–2022£495k£495k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
4.4%
District
5.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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 StationNorthern line
5.7 min walk
Old Street

Nearby stations

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

71

Walkability score

216

Footpaths (500m)

34

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

20

Car parks (800m)

16

EV chargers (800m)

Total spaces (800m)125
Nearest car park128m
Santander docks (800m)34
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
484m

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 AONB6% green spaceTree canopy: 70%
Below 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

THE SURGERY (BARRETTS GROVE)

6 BARRETTS GROVE, STOKE NEWINGTON, N16 8AR

33 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

13

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 479 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

100

Parks (1km)

170

Restaurants (800m)

70

Cafes (800m)

34

Pubs (400m)

1

Pharmacies (800m)

14

Gyms (1km)

21

Sports (1km)

8

Convenience

Nearest supermarketOriental Supermarket · 361 m
1 tennis courts6 sports halls

Nightlife (500m)

2

Nightclubs

36

Late-night venues

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

2

Libraries (1km)

9

Cinemas (2km)

225m

Post office

Nearby shops

Shopping Tree Hoxton102 m
VB Stores140 m
Cheap Booze145 m
Sainsbury's Local214 m

Nearby cafes

Friends of Ours128 m
Pitfield London143 m
Muzzy's Cafe149 m
Neds Noodle Bar171 m

Nearby restaurants

Firezza55 m
Petit Pois70 m
8 Hoxton Square76 m
Schnitzel Heaven120 m

Nearby pubs

Zigfrid61 m
Happiness Forgets74 m
The George & Vulture134 m
Red Lion154 m

Nearby gyms

Amica Shoreditch345 m
New City Fitness359 m
Bikram Yoga403 m
Shoreditch Pilates461 m

Nearby pharmacies

Judd's Pharmacy163 m
Apex Pharmacy613 m
Clarks Healthcare852 m

Nearby health

77 Nile Street Dental Practice378 m
Regency Clinic392 m
Peppy Health448 m
Clinical Pharmacist Solutions449 m
Food hygiene (5-star)61% of 439

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

66

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 score59/100
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

60.3

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 route3,822m
Crossrail 2 route1,318m

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)
130
Live planning apps (800m)
74
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
24
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)
57
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)

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
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 6ES

Full postcodeN1 6ES
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.528320
Longitude-0.082419
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