Hoxton East & Shoreditch · Hackney · Hackney South and Shoreditch constituency · 51.53253, -0.08175

N1 6RB— Hoxton East & Shoreditch, Hackney

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 61/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
80
Schools
90
Transport
61
Environment
44
Investment
51

The bottom line

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

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

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Location

N1 6RB

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+2.0% vs London avg

Deep-dive guides for N1 6RB

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

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“The practical family move”

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How N1 6RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Hoxton Garden Primary

Not yet inspected · 2 min walk

KS2: 111.1

★★

Secondary

Waterside Academy

Good · Inspected Feb 2022 · 9 min walk

P8: +1.11A8: 48.4

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.0 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-27% vs borough

Crime by type

Other35%
Anti-social behaviour17%
Violence & sexual offences12%
Drug offences10%
Theft10%
Robbery7%
Burglary5%
Vehicle crime3%

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 · 703m

Crime is +2% 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£6,955/m²
Price per ft²£646/ft²
Avg floor area53.8 m²

EPC breakdown

C
9%
D
10%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Terraced 5%Flat 90%Other 5%

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£134,500
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
WallsSystem built, 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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+7.6%

Total change

+672%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.8%

per year

Acceleration

-89.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 16 sales

Property Type Mix

Total: 16 sales

Terraced6.3%
Flat/maisonette93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£50k£85k+70%1
Post-dot-com plateau2003–2004£163k£183k+12.3%1
Pre-crash peak2005–2006£150k£180k+20%1
GFC & correction2008–2011£238k£200k-16%1
Help-to-Buy recovery2013–2016£231k£450k+94.8%1
Brexit uncertainty2018–2019£310k£372k+20%1
Rate-rise correction2022–2023£300k£500k+66.7%1
Current market2026–2026£386k£386k+0%1

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
Above London average
Old Street Underground StationNorthern line
10.2 min walk
Hoxton

Nearby stations

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

73

Walkability score

211

Footpaths (500m)

27

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge ★28 min
Victoria47 min ↑
Waterloo46 min ↑
Canary Wharf36 min ↓
City30 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

17

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)62
Nearest car park244m
Santander docks (800m)27
Nearest cycle dock0.1 km

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: 0.7 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 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

28 min walk

85%

Recommend GP

85%

Overall GP experience

0

GPs within 1km

13

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 613 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

95

Restaurants (800m)

39

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

14

Sports (1km)

7

Convenience

Nearest supermarketLidl · 116 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

2

Libraries (1km)

9

Cinemas (2km)

309m

Post office

Nearby shops

Saveway Express76 m
7 Seasons102 m
Londis103 m
Mags & Fags237 m

Nearby cafes

Mona106 m
Sister's Place162 m
Olive163 m
Gargote215 m

Nearby restaurants

F. Cooke124 m
Domino's136 m
The Ginger Pig Café139 m
Humble Hands Deli142 m

Nearby pubs

Howl at the Moon147 m
The Macbeth291 m
The Lion and Lamb324 m
The Beehive327 m

Nearby gyms

Britannia Leisure Centre224 m
New City Fitness314 m
Reformer LDN528 m
PureGym533 m

Nearby pharmacies

Judd's Pharmacy356 m
Clarks Healthcare441 m
Apex Pharmacy962 m

Nearby health

Cosmo Clinic304 m
Whiston Road Surgery349 m
The Hoxton Surgery364 m
Shoreditch Park Surgery377 m
Food hygiene (5-star)50% of 274

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

51

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 score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

66.2

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,281m
Crossrail 2 route970m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,377 nationally

1,772

Est. population

28,833/km²

60%

Employed

48%

Degree educated

5.2%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

22%
35%
19%
16%
Under 1822%
18–3435%
35–4919%
50–6416%
65+8%

Tenure

28%
52%
Own outright9%
Own (mortgage)10%
Private rent28%
Social rent52%
Shared ownership1%
Rent free0%

Ethnicity

29%
19%
24%
13%
White British29%
White Other19%
Asian8%
Black24%
Mixed7%
Other13%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine20%
No car household73%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent52%
Private rent28%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
71
Live planning apps (800m)
44
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
13
Major developments (800m)
0
Planning apps (3 years)
16
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
5
Under construction
5
Completed (3yr)
72
Largest scheme
209 homes · Colville Estate Phase 2 - Plots C/E/F, Colville Estate Phase 2 - Plots C/E/F, Southgate Road, N1 5DB
Pipeline pressure
LOW

Named schemes (500m)

St Leonard's Court, St Leonard's Court, New North Road, N1 6JA82 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
Crossbow House, Crossbow House, Whitmore Estate, N1 5PD44 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 6RB

Full postcodeN1 6RB
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton East & Shoreditch
Latitude51.532527
Longitude-0.081752
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
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Survey