Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.53261, -0.08495

N1 6TX— Hoxton West, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 52/100Yield 3.51%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
73
Schools
60
Transport
52
Environment
44
Investment
54

The bottom line

N1 6TX 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 6TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+3.3% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for N1 6TX

🛡️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 6TX 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 · 10 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 6 min walk

10 primaries · 5 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.2 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 916.7%

-15% vs borough

Crime by type

Anti-social behaviour21%
Violence & sexual offences21%
Other20%
Theft14%
Robbery7%
Vehicle crime7%
Drug offences5%
Burglary5%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 663m

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area68.1 m²

EPC breakdown

C
12%
D
8%
E
1%

Based on 21 properties · Confidence: medium

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£170,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+8.5%

Total change

+601%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.2%

per year

Acceleration

-50.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 16 sales

Property Type Mix

Total: 16 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£51k£115k+125.5%1
Pre-crash peak2006–2007£189k£260k+37.6%2
GFC & correction2008–2011£227k£250k+10.3%1.5
Help-to-Buy recovery2013–2015£360k£417k+15.8%1.3
Brexit uncertainty2018–2018£505k£505k+0%1
Rate-rise correction2022–2022£358k£358k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.1% alpha

Flat/maisonette-2.1% α
Local
2.1%
District
4.2%

CAGR over 15yr 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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Old StreetGreat Northern line
9.2 min walk
Old Street

Nearby stations

Hoxton Rail StationWindrush
8 min walk
Old Street Underground StationNorthern
10 min walk
Old StreetNational Rail
10 min walk
Haggerston Rail StationWindrush
12 min walk
Shoreditch High Street Rail StationWindrush
15 min walk
No bus stops within 400m

64

Walkability score

268

Footpaths (500m)

25

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

16

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)62
Nearest car park24m
Santander docks (800m)25
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: 0.6 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.8 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

28 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 412 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

114

Parks (1km)

67

Restaurants (800m)

25

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

4

Convenience

Nearest supermarketOriental Supermarket · 349 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

2

Libraries (1km)

9

Cinemas (2km)

325m

Post office

Nearby shops

Saveway Express146 m
Zeyno Supermarket201 m
Tesco Express312 m
7 Seasons323 m

Nearby cafes

Mona325 m
Curious Yellow Kafe341 m
Cafe Mandalay355 m
Sister's Place359 m

Nearby restaurants

Domino's333 m
The Ginger Pig Café338 m
Hoxton Burrito344 m
F. Cooke345 m

Nearby pubs

The Beehive129 m
Howl at the Moon359 m
The George & Vulture392 m
The Lion and Lamb409 m

Nearby gyms

Britannia Leisure Centre214 m
Hitio472 m
Bikram Yoga495 m
New City Fitness499 m

Nearby pharmacies

Judd's Pharmacy351 m
Clarks Healthcare618 m
North London Health Centre781 m
Apex Pharmacy855 m

Nearby health

The Hoxton Surgery160 m
Shoreditch Park Surgery168 m
77 Nile Street Dental Practice394 m
Moorfields at Hoxton412 m
Food hygiene (5-star)55% of 219

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

54

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 score29/100
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

46.8

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,230m
Crossrail 2 route830m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,329 nationally

1,602

Est. population

16,713/km²

56%

Employed

43%

Degree educated

£43,400

Median income

7.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

23%
31%
23%
16%
Under 1823%
18–3432%
35–4923%
50–6416%
65+6%

Tenure

21%
67%
Own outright4%
Own (mortgage)8%
Private rent21%
Social rent67%
Shared ownership1%
Rent free0%

Ethnicity

27%
21%
28%
White British27%
White Other21%
Asian8%
Black28%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household71%
Unemployed7%
No qualifications20%

Housing tenure (Census 2021)

Social rent67%
Private rent21%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
55
Live planning apps (800m)
44
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
11
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
10
Local approval rate
86%
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)
58
Largest scheme
302 homes · 145 and 37, 145 and 37, City Road, East Road, N1 6AZ
Pipeline pressure
LOW

Named schemes (500m)

Colville Estate Phase 2 - Plots C/E/F, Colville Estate Phase 2 - Plots C/E/F, Southgate Road, N1 5DB209 homes
completed
Phase 3 (Zone D) Colville Estate, Phase 3 (Zone D) Colville Estate, Penn Street, Bridport Place, N1 5DB198 homes
completed
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

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 6TX

Full postcodeN1 6TX
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.532615
Longitude-0.084949
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