Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.53317, -0.08970

N1 7HD— Hoxton West, Hackney

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
75
Schools
90
Transport
56
Environment
71
Investment
47

The bottom line

N1 7HD offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N1 7HD

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 income+3.3% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for N1 7HD

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How N1 7HD 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 · 1 min walk

KS2: 105.1

—

Secondary

City of London Academy Islington

Not yet inspected · 8 min walk

P8: +0.13A8: 45.5

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 · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.5 incidents per 1,000 residents

Better than 51% of London
↑ Rising 325.0%

-29% vs borough

Crime by type

Anti-social behaviour25%
Other24%
Violence & sexual offences24%
Theft9%
Vehicle crime7%
Drug offences6%
Burglary5%
Robbery2%

Stop & search

2.5

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 · 779m

Crime is 2% below 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£6,034/m²
Price per ft²£561/ft²
Avg floor area58.2 m²

EPC breakdown

C
13%
D
3%
E
2%

Based on 18 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£145,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7.1%

Total change

+488%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.5%

per year

Acceleration

+10.11

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£60k£60k+0%1
Post-dot-com plateau2001–2004£60k£175k+194.1%1.3
Pre-crash peak2007–2007£225k£225k+0%1
Help-to-Buy recovery2014–2014£315k£315k+0%1
Rate-rise correction2022–2022£355k£355k+0%1
Current market2024–2025£335k£350k+4.5%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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
9.6 min walk
Old Street

Nearby stations

Old StreetNational Rail
10 min walk
Old Street Underground StationNorthern
10 min walk
Hoxton Rail StationWindrush
12 min walk
Angel Underground StationNorthern
14 min walk
Haggerston Rail StationWindrush
14 min walk
No bus stops within 400m

62

Walkability score

230

Footpaths (500m)

22

Santander docks (800m)

0.2 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

12

Car parks (800m)

18

EV chargers (800m)

Total spaces (800m)62
Nearest car park215m
Santander docks (800m)22
Nearest cycle dock0.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 0.6 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.9 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

27 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 169 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

128

Parks (1km)

27

Restaurants (800m)

14

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

6

Convenience

No pubs within 400m — nearest: The Beehive (276 m)

Nearest supermarketThe Co-operative Food · 281 m
3 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

8

Cinemas (2km)

243m

Post office

Nearby shops

Cropley Street Food Store62 m
Firat197 m
Pelin Helin Minimarket207 m
Nisa226 m

Nearby cafes

Cafe Mandalay234 m
Wenlock Cafe241 m
Bobo & Wild276 m
Stripes Cafe @ sixty one433 m

Nearby restaurants

Dong Kang192 m
Fresh Fry Fish Bar213 m
The Commissary239 m
Sushi Box243 m

Nearby pubs

The Beehive276 m
The Wenlock Arms353 m
William IV373 m
The Hanbury416 m

Nearby gyms

Hitio327 m
Britannia Leisure Centre456 m
Bikram Yoga512 m
Regents Canoe Club & Islington Boat Club594 m

Nearby pharmacies

North London Health Centre567 m
Judd's Pharmacy580 m
Benzpharm616 m
St Peter's Pharmacy631 m

Nearby health

Moorfields at Hoxton169 m
Shoreditch Park Surgery190 m
The Hoxton Surgery207 m
77 Nile Street Dental Practice438 m
Food hygiene (5-star)58% of 126

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

47

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

53.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,220m
Crossrail 2 route584m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,481 nationally

1,606

Est. population

26,418/km²

56%

Employed

41%

Degree educated

£43,400

Median income

9.0%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

36

Community stability

Age profile

25%
32%
21%
16%
Under 1825%
18–3432%
35–4921%
50–6416%
65+6%

Tenure

18%
70%
Own outright4%
Own (mortgage)7%
Private rent18%
Social rent70%
Shared ownership1%
Rent free1%

Ethnicity

20%
15%
33%
16%
White British20%
White Other15%
Asian9%
Black33%
Mixed8%
Other16%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine26%
No car household72%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Social rent70%
Private rent18%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
39
Live planning apps (800m)
65
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
10
Local approval rate
75%
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
124
Largest scheme
327 homes · 18-42, 18-42, Wharf Road, N1 7SW
Pipeline pressure
NONE

Named schemes (500m)

OLD GAINSBOROUGH FILM STUDIOS, OLD GAINSBOROUGH FILM STUDIOS, NEW NORTH ROAD, IMBER STREET, POOLE STREET, N1252 homes
completed
Blue Hut Site, Corner of, Blue Hut Site, Corner of, Provost Street, Nile Street, N1175 homes
completed
New Regent's College Upper School, New Regent's College Upper School, Nile Street, N1 7RD175 homes
completed
3-11, 3-11, Wenlock street, N1 7NT117 homes
completed
Angel Wharf, 164-168, Angel Wharf, 164-168, Shepherdess Walk, N1 7JL108 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 7HD

Full postcodeN1 7HD
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.533169
Longitude-0.089698
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