Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.53285, -0.08784

N1 7HH— Hoxton West, Hackney

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 56/100Yield 3.51%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
75
Schools
100
Transport
56
Environment
71
Investment
56

The bottom line

N1 7HH offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

N1 7HH

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 7HH

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

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How N1 7HH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Shoreditch Park Primary School

Outstanding · Inspected Jun 2024 · 3 min walk

KS2: 106.3

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 11 min walk

P8: +0.56A8: 55.3

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 · 8 min walk

11 primaries · 3 secondaries · 1 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 706m

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area56.4 m²

EPC breakdown

C
18%
D
6%
G
1%

Based on 25 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£141,000
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
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2011 · CAGR

+4.8%

Total change

+52%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.2%

per year

Acceleration

-3.15

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£113k£148k+31.6%1
Pre-crash peak2006–2006£145k£145k+0%1
GFC & correction2010–2011£160k£172k+7.2%2

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
9.1 min walk
Old Street

Nearby stations

Old Street Underground StationNorthern
10 min walk
Old StreetNational Rail
10 min walk
Hoxton Rail StationWindrush
11 min walk
Haggerston Rail StationWindrush
13 min walk
Angel Underground StationNorthern
16 min walk
No bus stops within 400m

64

Walkability score

262

Footpaths (500m)

20

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)

17

EV chargers (800m)

Total spaces (800m)62
Nearest car park81m
Santander docks (800m)20
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: 0.6 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

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 248 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

123

Parks (1km)

36

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

10

Convenience

Nearest supermarketThe Co-operative Food · 328 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)

214m

Post office

Nearby shops

Cropley Street Food Store180 m
Firat202 m
Nisa206 m
Pelin Helin Minimarket209 m

Nearby cafes

Cafe Mandalay226 m
Wenlock Cafe236 m
Bobo & Wild308 m
The Nile Cafe379 m

Nearby restaurants

Dong Kang199 m
Fresh Fry Fish Bar213 m
Sushi Box245 m
Crystal Charcoal Grill259 m

Nearby pubs

The Beehive153 m
William IV433 m
The Wenlock Arms453 m
The Baring Arms470 m

Nearby gyms

Britannia Leisure Centre348 m
Hitio365 m
Bikram Yoga467 m
New City Fitness692 m

Nearby pharmacies

Judd's Pharmacy466 m
North London Health Centre649 m
Benzpharm738 m
St Peter's Pharmacy765 m

Nearby health

Shoreditch Park Surgery88 m
The Hoxton Surgery103 m
Moorfields at Hoxton248 m
77 Nile Street Dental Practice377 m
Food hygiene (5-star)58% of 144

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

56

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 score23/100
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

43.9

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,210m
Crossrail 2 route690m

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)
43
Live planning apps (800m)
67
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
11
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
11
Local approval rate
73%
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
5
Under construction
5
Completed (3yr)
127
Largest scheme
302 homes · 145 and 37, 145 and 37, City Road, East Road, N1 6AZ
Pipeline pressure
LOW

Named schemes (500m)

OLD GAINSBOROUGH FILM STUDIOS, OLD GAINSBOROUGH FILM STUDIOS, NEW NORTH ROAD, IMBER STREET, POOLE STREET, N1252 homes
completed
Phase 3 (Zone D) Colville Estate, Phase 3 (Zone D) Colville Estate, Penn Street, Bridport Place, N1 5DB198 homes
completed
New Regent's College Upper School, New Regent's College Upper School, Nile Street, N1 7RD175 homes
completed
Blue Hut Site, Corner of, Blue Hut Site, Corner of, Provost Street, Nile Street, N1175 homes
completed
3-11, 3-11, Wenlock street, N1 7NT117 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 7HH

Full postcodeN1 7HH
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.532851
Longitude-0.087837
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
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