Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.52877, -0.07983

N1 6LR— Hoxton East & Shoreditch, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 34/100Transport 66/100Yield 3.51%

Best for: Investors, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
34
Schools
60
Transport
66
Environment
41
Investment
69

The bottom line

N1 6LR offers exceptional schools (100% Good/Outstanding) — a strong choice for Investors and Young professionals.

Less suited to Families.

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Location

N1 6LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London crime+378.0% vs London avg

Deep-dive guides for N1 6LR

🛡️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 6LR 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 · 1 min walk

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 7 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

Columbia Market Nursery School

Not inspected · 5 min walk

8 primaries · 4 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

High crime

311.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 837.5%

+246% vs borough

Note: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

Crime by type

Other26%
Theft21%
Violence & sexual offences18%
Drug offences14%
Anti-social behaviour7%
Robbery5%
Burglary5%
Vehicle crime4%

Stop & search

3.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 460m

Crime is +378% above London average

Property

Prices, sales volume and market trends

Avg floor area120.5 m²

EPC breakdown

C
1%
D
1%
E
2%

Based on 4 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£301,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFull secondary glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2021 · CAGR

+5.3%

Total change

+213%

Market Activity

Price Velocity & Acceleration

Current Velocity

-54.1%

per year

Acceleration

-51.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£235k£235k+0%4
Post-dot-com plateau2001–2002£130k£245k+88.7%2.5
GFC & correction2011–2012£575k£1.00m+73.9%1
Help-to-Buy recovery2015–2015£1.65m£1.65m+0%1
Brexit uncertainty2019–2019£1.60m£1.60m+0%1
Pandemic surge2021–2021£735k£735k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-13% alpha

Flat/maisonette-13% α
Local
1.4%
District
14.4%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 StationNorthern line
7.8 min walk
Hoxton

Nearby stations

Hoxton Rail StationWindrush
5 min walk
HoxtonNational Rail
5 min walk
Old Street Underground StationNorthern
8 min walk
Shoreditch High Street Rail StationWindrush
9 min walk
Haggerston Rail StationWindrush
14 min walk
No bus stops within 400m

75

Walkability score

245

Footpaths (500m)

37

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge20 min ↓
Victoria36 min ↓
Waterloo35 min ↓
Canary Wharf22 min ↓
City ★18 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)

14

EV chargers (800m)

Total spaces (800m)125
Nearest car park234m
Santander docks (800m)37
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
617m

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 AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.0 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

14

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMildmay Mission Hospital · 317 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

129

Parks (1km)

183

Restaurants (800m)

69

Cafes (800m)

38

Pubs (400m)

2

Pharmacies (800m)

11

Gyms (1km)

18

Sports (1km)

2

Convenience

Nearest supermarketLongdan · 244 m
1 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

38

Late-night venues

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

2

Libraries (1km)

9

Cinemas (2km)

130m

Post office

Nearby shops

Wing On Express208 m
Mags & Fags213 m
Shoreditch Food & Wine260 m
Shopping Tree Hoxton271 m

Nearby cafes

Damsel Collective184 m
Cafe Di Ross187 m
The Bike Shed220 m
Shoreditch Artist Cafe238 m

Nearby restaurants

Open Kitchen21 m
Firezza139 m
East West Pizza154 m
Petit Pois155 m

Nearby pubs

Red Lion82 m
Mixology Events111 m
TT Liquor122 m
Troy Bar123 m

Nearby gyms

New City Fitness210 m
Amica Shoreditch282 m
Labs fitness317 m
Reformer LDN364 m

Nearby pharmacies

Judd's Pharmacy281 m
Columbia Pharmacy662 m
Clarks Healthcare742 m
Apex Pharmacy795 m

Nearby health

Mildmay Mission Hospital317 m
Cosmo Clinic452 m
Smilestone Dental456 m
77 Nile Street Dental Practice541 m
Food hygiene (5-star)60% of 426

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

69

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 score61/100
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

66.4

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 route3,931m
Crossrail 2 route1,385m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,934 nationally

1,447

Est. population

10,351/km²

77%

Employed

72%

Degree educated

4.8%

Claimant rate

Urban coreHigh densityYoung professionals

20

Community stability

Age profile

59%
22%
Under 1810%
18–3459%
35–4922%
50–647%
65+2%

Tenure

64%
15%
Own outright8%
Own (mortgage)12%
Private rent64%
Social rent15%
Shared ownership1%
Rent free1%

Ethnicity

29%
36%
White British29%
White Other36%
Asian13%
Black10%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine7%
No car household83%
Unemployed5%
No qualifications6%

Housing tenure (Census 2021)

Private rent64%
Social rent15%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
145
Live planning apps (800m)
64
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
20
Major developments (800m)
0
Planning apps (3 years)
18
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
58
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)

Former News International, 1, Former News International, 1, Virginia Road, E98 1XY133 homes
completed
1-13, 1-13, Long Street, Hackney, E2 8HJ73 homes
completed
14-15, 14-15, HOXTON SQUARE, N1 6NU48 homes
completed
7-27, 7-27, DRYSDALE STREET, N1 6ND39 homes
completed
SITE OF OLD HOXTON BATHS, SITE OF OLD HOXTON BATHS, PITFIELD STREET, BOWLING GREEN WALK, CORONET STREET, EC131 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 6LR

Full postcodeN1 6LR
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.528772
Longitude-0.079834
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