Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.53143, -0.09547

N1 7GR— Hoxton West, Hackney

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

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 50/100Low yield 3.42%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
80
Safety
78
Schools
90
Transport
50
Environment
69
Investment
52

The bottom line

N1 7GR offers exceptional schools (100% Good/Outstanding) and low crime at £650,000 median — a strong choice for Families.

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Location

N1 7GR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+25.0% vs London avg
vs London income+3.3% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for N1 7GR

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

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Postcode Personality

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“The practical family move”

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How N1 7GR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hanover Primary School

Good · Inspected Jul 2024 · 3 min walk

KS2: 105.2

—

Secondary

City of London Academy Islington

Not yet inspected · 7 min walk

P8: +0.13A8: 45.5

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.1 incidents per 1,000 residents

Better than 69% of London
↑ Rising 487.5%

from a low base — still below London average

-53% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences26%
Other23%
Burglary19%
Vehicle crime4%
Theft2%
Drug offences0%
Robbery0%

Stop & search

1.8

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 · 869m

Crime is 35% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£650,000

Median sale price

Above London median by 25%

£650,000 is 25% above the London median (£520,000)

+7.5%

This year

Flat

Dominant type

Price history

5-year change
+2.8%
Sales (24 months)5
New build0.0%
Avg flat£650,000
Price per m²£10,015/m²
Price per ft²£930/ft²
Avg floor area64.4 m²

EPC breakdown

B
98%
C
19%
D
1%

Based on 118 properties · Confidence: high

Street mix

Flat 97%Other 3%

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£20,000
First-time buyerFTB
£20,000
Additional propertyBTL/2nd
£39,500

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

15.0×

Price-to-income

£3,252/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£161,000
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,105
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2026 · CAGR

+-1.5%

Total change

-14%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.1%

per year

Acceleration

+6.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 111 sales

Property Type Mix

Total: 111 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£691k£691k+0%84
Brexit uncertainty2017–2019£753k£575k-23.6%2.3
Rate-rise correction2022–2023£645k£839k+30%6
Current market2024–2026£678k£591k-12.8%2.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
-1.5%
District
-0.3%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position75

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
9.4 min walk
Old Street

Nearby stations

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

63

Walkability score

212

Footpaths (500m)

26

Santander docks (800m)

0.1 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

12

Car parks (800m)

11

EV chargers (800m)

Nearest car park210m
Santander docks (800m)26
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: 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: 10%
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

30 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 531 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

35

Restaurants (800m)

18

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

10

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketCity Road Supermarket · 268 m
2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

8

Cinemas (2km)

487m

Post office

Nearby shops

Green Apple Organic258 m
City Mini Market264 m
Cropley Street Food Store384 m
Wedding Cakes398 m

Nearby cafes

Frogs Kiosk183 m
Galata268 m
Wenlock Cafe416 m
Cafe Mandalay421 m

Nearby restaurants

McDonald's189 m
Tas Firin246 m
City Fried Chicken261 m
The Commissary371 m

Nearby pubs

The Wenlock Arms106 m
The NarrowBoat207 m
William IV228 m
The Island Queen282 m

Nearby gyms

Regents Canoe Club & Islington Boat Club161 m
Tara Yoga Centre484 m
G Happy Feet Studios503 m
Anytime Fitness534 m

Nearby pharmacies

St Peter's Pharmacy420 m
Benzpharm605 m
Apex Pharmacy742 m
Essex Chemist & Opticians752 m

Nearby health

The London Orthodontic Clinic209 m
London Dental Centre478 m
City Road Medical Centre496 m
Moorfields at Hoxton531 m
Food hygiene (5-star)51% of 146

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

E

High street health

Investment

Investment grade, yield and market outlook

52

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
3.4% (average)London avg: 3.8%Below average yield — bottom 52%
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

85.1

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route3,977m
Crossrail 2 route501m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,835 nationally

1,116

Est. population

30,000/km²

84%

Employed

84%

Degree educated

£43,400

Median income

1.1%

Claimant rate

Inner cityVery high densityYoung professionals

27

Community stability

Age profile

50%
26%
Under 1810%
18–3450%
35–4926%
50–6410%
65+4%

Tenure

16%
17%
51%
Own outright16%
Own (mortgage)17%
Private rent51%
Social rent8%
Shared ownership7%

Ethnicity

34%
38%
White British34%
White Other38%
Asian11%
Black4%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional76%
Routine / semi-routine4%
No car household75%
Unemployed3%
No qualifications3%

Housing tenure (Census 2021)

Private rent51%
Social rent8%

vs. London

Income vs London+3.3%
Price vs London+25.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
68
Live planning apps (800m)
110
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
27
Planning apps (3 years)
14
Local approval rate
74%
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)
123
Largest scheme
327 homes · 18-42, 18-42, Wharf Road, N1 7SW
Pipeline pressure
NONE

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
Canaletto Tower, 257, City Road, London190 homes
completed
Street Record, Packington Square, Rector Street, London142 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 (£650,000)

£20,000

Standard buyer

£20,000

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 7GR

Full postcodeN1 7GR
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.531428
Longitude-0.095466
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