Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.53126, -0.08811

N1 7PN— Hoxton West, Hackney

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

The practical family move

 

Schools 100%Safety 75/100Transport 59/100Yield 3.51%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
75
Schools
90
Transport
59
Environment
44
Investment
60

The bottom line

N1 7PN 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 7PN

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 7PN

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

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“The practical family move”

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How N1 7PN 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 · 4 min walk

KS2: 105.1

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 9 min walk

P8: +0.56A8: 55.3

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 9 min walk

10 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)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 542m

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area71.6 m²

EPC breakdown

C
5%

Based on 5 properties · Confidence: low

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£179,000
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
WallsCavity wall, filled cavity
RoofFlat, no insulation (assumed)
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

2001–2007 · CAGR

+10.8%

Total change

+85%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.9%

per year

Acceleration

+1.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2003£135k£205k+51.9%1
Pre-crash peak2007–2007£250k£250k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
6.9 min walk
Old Street

Nearby stations

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

68

Walkability score

267

Footpaths (500m)

28

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

12

Car parks (800m)

15

EV chargers (800m)

Nearest car park152m
Santander docks (800m)28
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 40.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 50% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.4 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.0 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

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 400 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

54

Restaurants (800m)

21

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

15

Sports (1km)

10

Convenience

Nearest supermarketOriental Supermarket · 181 m
3 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

2

Libraries (1km)

11

Cinemas (2km)

60m

Post office

Nearby shops

Nisa70 m
Murray Grove Food & Wine98 m
Pelin Helin Minimarket101 m
Firat104 m

Nearby cafes

Cafe Mandalay94 m
Wenlock Cafe102 m
The Nile Cafe204 m
Stripes Cafe @ sixty one214 m

Nearby restaurants

Fresh Fry Fish Bar100 m
Dong Kang106 m
Sushi Box115 m
Crystal Charcoal Grill134 m

Nearby pubs

The Beehive139 m
William IV330 m
The Alchemist380 m
The George & Vulture380 m

Nearby gyms

Bikram Yoga290 m
Britannia Leisure Centre469 m
Hitio537 m
Gym Box639 m

Nearby pharmacies

Judd's Pharmacy361 m
Apex Pharmacy641 m
North London Health Centre803 m
St Peter's Pharmacy814 m

Nearby health

77 Nile Street Dental Practice203 m
Regency Clinic226 m
Shoreditch Park Surgery253 m
The Hoxton Surgery265 m
Food hygiene (5-star)63% of 172

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

60

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 score26/100
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

49.7

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,033m
Crossrail 2 route820m

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)
47
Live planning apps (800m)
68
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
12
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
13
Local approval rate
77%
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)
112
Largest scheme
302 homes · 145 and 37, 145 and 37, City Road, East Road, N1 6AZ
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
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

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 7PN

Full postcodeN1 7PN
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.531264
Longitude-0.088106
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