Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.53044, -0.09358

N1 7GH— Hoxton West, Hackney

Location and area intelligence for N1 7GH, Hoxton West, Hackney

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 59/100Transport 56/100Yield 3.51%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
69
Safety
59
Schools
90
Transport
56
Environment
69
Investment
58

The bottom line

N1 7GH offers exceptional schools (100% Good/Outstanding) at £632,500 median — a strong choice for Most buyers.

Less suited to Families.

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Location

N1 7GH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+21.6% vs London avg
vs London income+3.3% vs London avg
vs London crime+147.0% vs London avg

Deep-dive guides for N1 7GH

🛡️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 7GH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Thomas Fairchild Community School

Good · Inspected Sept 2023 · 4 min walk

KS2: 105.1

—

Secondary

City of London Academy Islington

Not yet inspected · 9 min walk

P8: +0.13A8: 45.5

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 14 min walk

14 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

160.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 285.2%

+79% vs borough

Crime by type

Other26%
Violence & sexual offences23%
Theft17%
Anti-social behaviour12%
Burglary9%
Vehicle crime5%
Robbery5%
Drug offences4%

Stop & search

4.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 698m

Crime is +147% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£632,500

Median sale price

Above London median by 22%

£632,500 is 22% above the London median (£520,000)

+126.2%

This year

Flat

Dominant type

Price history

5-year change
+9.1%
Sales (24 months)6
New build0.0%
Avg flat£632,500
Price per m²£9,088/m²
Price per ft²£844/ft²
Avg floor area69.9 m²

EPC breakdown

B
93%
C
5%

Based on 98 properties · Confidence: high

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

Stamp duty

Standard buyer£19,125
First-time buyerFTB
£19,125
Additional propertyBTL/2nd
£38,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

14.6×

Price-to-income

£3,164/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£174,750
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsAverage thermal transmittance 0.20 W/m²K
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2026 · CAGR

+3.1%

Total change

+44%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.1%

per year

Acceleration

+96.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 86 sales

Property Type Mix

Total: 86 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£577k£840k+45.7%20.3
Brexit uncertainty2017–2019£549k£378k-31.2%1.7
Pandemic surge2021–2021£580k£580k+0%7
Rate-rise correction2022–2023£198k£525k+165.8%3
Current market2024–2026£855k£830k-2.9%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.1% alpha

Flat/maisonette-2.1% α
Local
-0.8%
District
1.3%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Old StreetNational Rail
8 min walk
Old Street Underground StationNorthern
8 min walk
Angel Underground StationNorthern
11 min walk
Barbican Underground StationMetropolitan · Hammersmith & City
15 min walk
Hoxton Rail StationWindrush
16 min walk
No bus stops within 400m

65

Walkability score

209

Footpaths (500m)

29

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria40 min ↑
Waterloo44 min ↑
Canary Wharf41 min ↓
City ★31 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

11

Car parks (800m)

14

EV chargers (800m)

Nearest car park130m
Santander docks (800m)29
Nearest cycle dock0.0 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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% 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 AONB8% green spaceTree canopy: 70%
Below average green space

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

MILDMAY MEDICAL PRACTICE

2A GREEN LANES, N16 9NF

31 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

13

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 424 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

112

Parks (1km)

55

Restaurants (800m)

24

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

15

Sports (1km)

1

Convenience

Nearest supermarketCity Road Supermarket · 284 m
2 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

8

Cinemas (2km)

331m

Post office

Nearby shops

Wedding Cakes269 m
Costcutter276 m
Murray Grove Food & Wine293 m
Pelin Helin Minimarket295 m

Nearby cafes

The Shepherdess268 m
Wenlock Cafe289 m
Cafe Mandalay297 m
Westland Coffee & Wine318 m

Nearby restaurants

McDonald's111 m
La Lampara250 m
Aquila253 m
Crystal Charcoal Grill256 m

Nearby pubs

William IV65 m
The Wenlock Arms112 m
The Eagle243 m
Royal Star249 m

Nearby gyms

Regents Canoe Club & Islington Boat Club311 m
Tara Yoga Centre379 m
G Happy Feet Studios398 m
Bikram Yoga422 m

Nearby pharmacies

St Peter's Pharmacy584 m
Apex Pharmacy585 m
Judd's Pharmacy694 m
Benzpharm737 m

Nearby health

The London Orthodontic Clinic161 m
City Road Medical Centre331 m
London Dental Centre396 m
Regency Clinic418 m
Food hygiene (5-star)63% of 192

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

58

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

76.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route3,881m
Crossrail 2 route667m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,789 nationally

1,465

Est. population

24,585/km²

72%

Employed

67%

Degree educated

£43,400

Median income

4.0%

Claimant rate

Urban coreVery high densityYoung professionals

32

Community stability

Age profile

21%
39%
26%
Under 1821%
18–3439%
35–4926%
50–6411%
65+4%

Tenure

17%
36%
29%
Own outright11%
Own (mortgage)17%
Private rent36%
Social rent29%
Shared ownership6%
Rent free0%

Ethnicity

25%
28%
17%
White British25%
White Other28%
Asian13%
Black17%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household73%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent36%
Social rent29%

vs. London

Income vs London+3.3%
Price vs London+21.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
47
Live planning apps (800m)
91
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
14
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
11
Local approval rate
68%
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
1
Under construction
0
Completed (3yr)
112
Largest scheme
327 homes · 18-42, 18-42, Wharf Road, N1 7SW
Pipeline pressure
LOW

Named schemes (500m)

18-42, 18-42, Wharf Road, N1 7SW327 homes
completed
261, City Road, London, EC1V 1LE306 homes
completed
259, City Road, London, EC1V 1JE304 homes
completed
Eagle House , 159-189, Eagle House , 159-189, City Road, Land bounded by Britannia Walk, Ebenezer Street & Westland Place, N1 7EH276 homes
completed
Canaletto Tower, 257, City Road, London190 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£632,500)

£19,125

Standard buyer

£19,125

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N1 7GH

Full postcodeN1 7GH
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.530444
Longitude-0.093575
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