Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.53413, -0.08872

N1 7JD— Hoxton West, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
73
Schools
90
Transport
50
Environment
72
Investment
41

The bottom line

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

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how N1 7JD scores on each.

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Do you have or plan to have school-age children?
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Location

N1 7JD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N1 7JD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N1 7JD 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 · 3 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 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 8 min walk

11 primaries · 2 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 · 860m

Crime is +17% above 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£4,912/m²
Price per ft²£456/ft²
Avg floor area57.2 m²

EPC breakdown

C
21%
D
5%

Based on 26 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£143,000
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 (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

2014–2025 · CAGR

+0.2%

Total change

+2%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.3%

per year

Acceleration

-21.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2015£275k£310k+12.7%1
Rate-rise correction2022–2023£370k£365k-1.4%1
Current market2025–2025£280k£280k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
10.8 min walk
Old Street

Nearby stations

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

64

Walkability score

247

Footpaths (500m)

20

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

14

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)62
Nearest car park217m
Santander docks (800m)20
Nearest cycle dock0.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

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

26 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 101 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

126

Parks (1km)

20

Restaurants (800m)

13

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

6

Convenience

Nearest supermarketThe Co-operative Food · 175 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

9

Cinemas (2km)

344m

Post office

Nearby shops

Cropley Street Food Store185 m
Firat310 m
Pelin Helin Minimarket319 m
Nisa331 m

Nearby cafes

Bobo & Wild159 m
Cafe Mandalay344 m
Wenlock Cafe352 m
The Nile Cafe526 m

Nearby restaurants

The Commissary274 m
Dong Kang306 m
Fresh Fry Fish Bar325 m
Sushi Box357 m

Nearby pubs

The Beehive304 m
The Baring Arms326 m
The Hanbury392 m
The Rosemary Branch406 m

Nearby gyms

Hitio215 m
Britannia Leisure Centre371 m
Bikram Yoga610 m
Regents Canoe Club & Islington Boat Club698 m

Nearby pharmacies

North London Health Centre494 m
Benzpharm609 m
Judd's Pharmacy618 m
St Peter's Pharmacy678 m

Nearby health

Moorfields at Hoxton101 m
Shoreditch Park Surgery143 m
The Hoxton Surgery153 m
77 Nile Street Dental Practice525 m
Food hygiene (5-star)53% of 109

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

41

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

55.8

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,338m
Crossrail 2 route539m

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)
37
Live planning apps (800m)
77
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
12
Local approval rate
80%
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
5
Under construction
5
Completed (3yr)
122
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
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
3-11, 3-11, Wenlock street, N1 7NT117 homes
completed
32-34, 32-34, Eagle Wharf Road, N1 7EG42 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 7JD

Full postcodeN1 7JD
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.534133
Longitude-0.088721
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