Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.52865, -0.08907

N1 7NS— Hoxton West, Hackney

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

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 69/100Transport 69/100Yield 3.51%

Best for: Families, Young professionals

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Investment-grade — strong yield and growth signals

Liveability
77
Safety
69
Schools
60
Transport
69
Environment
41
Investment
65

The bottom line

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

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Location

N1 7NS

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 crime+59.0% vs London avg

Deep-dive guides for N1 7NS

🛡️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 7NS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Luke's CofE Primary School

Not yet inspected · 4 min walk

KS2: 109.7

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 5 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 13 min walk

12 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

103.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 482.4%

+15% vs borough

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

Crime by type

Other32%
Theft20%
Anti-social behaviour14%
Violence & sexual offences12%
Burglary10%
Robbery5%
Vehicle crime5%
Drug offences3%

Stop & search

0.5

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 · 330m

Crime is +59% above London average

Property

Prices, sales volume and market trends

Avg floor area55.6 m²

EPC breakdown

B
3%
C
11%

Based on 14 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£139,000
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band AAnnual charge £1,148
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2018 · CAGR

+8.6%

Total change

+191%

Market Activity

Price Velocity & Acceleration

Current Velocity

+84.9%

per year

Acceleration

+105.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 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
Pre-crash peak2005–2007£189k£350k+85.2%1.3
GFC & correction2009–2011£375k£298k-20.7%1.5
Brexit uncertainty2018–2018£550k£550k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.1% alpha

Flat/maisonette+5.1% α
Local
9.8%
District
4.7%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

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
Better than 80% of London
Old StreetGreat Northern line
3.5 min walk
Old Street

Nearby stations

Old StreetNational Rail
4 min walk
Old Street Underground StationNorthern
4 min walk
Hoxton Rail StationWindrush
12 min walk
Barbican Underground StationMetropolitan · Hammersmith & City
14 min walk
Shoreditch High Street Rail StationWindrush
14 min walk
2 bus routes · 10 stops within 400m · 74 buses/hr peak

89

Walkability score

327

Footpaths (500m)

35

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge19 min ↓
Victoria38 min ≈
Waterloo34 min ↓
Canary Wharf32 min ↓
City ★17 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)

15

EV chargers (800m)

Nearest car park135m
Santander docks (800m)35
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
558m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 40.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 50% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.1 km away✗ Not Green Belt✗ Not AONB7% 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

33 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

13

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 174 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

108

Parks (1km)

83

Restaurants (800m)

33

Cafes (800m)

8

Pubs (400m)

2

Pharmacies (800m)

9

Gyms (1km)

15

Sports (1km)

13

Convenience

Nearest supermarketOriental Supermarket · 186 m
1 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

1

Nightclubs

9

Late-night venues

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

1

Libraries (1km)

11

Cinemas (2km)

266m

Post office

Nearby shops

Sainsbury's Local98 m
Edgware Food & Wine104 m
First Stop News & Wine108 m
Costcutter207 m

Nearby cafes

Stripes Cafe @ sixty one89 m
Westland Coffee & Wine114 m
The Nile Cafe128 m
The Shepherdess180 m

Nearby restaurants

Italiano Pizza82 m
Tomahawk Steakhouse Hoxton93 m
Pret A Manger101 m
itsu103 m

Nearby pubs

The Alchemist96 m
The Eagle179 m
Old Fountain182 m
The 3 Crowns195 m

Nearby gyms

Bikram Yoga60 m
Gym Box341 m
Tara Yoga Centre424 m
G Happy Feet Studios433 m

Nearby pharmacies

Apex Pharmacy343 m
Judd's Pharmacy387 m
Portmans Pharmacy780 m
Chauhan S Chemist885 m

Nearby health

Regency Clinic105 m
77 Nile Street Dental Practice139 m
City Road Medical Centre161 m
Moorfields Eye Hospital (City Road campus)174 m
Food hygiene (5-star)65% of 242

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

65

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 score40/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

74.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route3,735m
Crossrail 2 route1,014m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,173 nationally

1,912

Est. population

23,371/km²

63%

Employed

72%

Degree educated

1.5%

Claimant rate

Urban coreVery high densityYoung professionals

21

Community stability

Age profile

64%
17%
Under 1811%
18–3464%
35–4917%
50–646%
65+3%

Tenure

14%
62%
Own outright10%
Own (mortgage)14%
Private rent62%
Social rent12%
Shared ownership3%

Ethnicity

26%
33%
22%
White British26%
White Other33%
Asian22%
Black5%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine5%
No car household87%
Unemployed6%
No qualifications5%

Housing tenure (Census 2021)

Private rent62%
Social rent12%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
136
Live planning apps (800m)
75
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
21
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
13
Local approval rate
55%
Borough approval rate
66%
Opportunity area
City Fringe/Tech City
Central activities zone
Yes
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)
112
Largest scheme
327 homes · 18-42, 18-42, Wharf Road, N1 7SW
Pipeline pressure
NONE

Named schemes (500m)

145 and 37, 145 and 37, City Road, East Road, N1 6AZ302 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
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 7NS

Full postcodeN1 7NS
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.528653
Longitude-0.089066
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