Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.52901, -0.09144

N1 7RF— Hoxton West, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 59/100Transport 64/100Yield 3.51%⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
59
Schools
60
Transport
64
Environment
42
Investment
61

The bottom line

N1 7RF offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

Check your dealbreakers

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

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N1 7RF meets your needs.

Location

N1 7RF

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 income+3.3% vs London avg
vs London crime+147.0% vs London avg

Deep-dive guides for N1 7RF

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N1 7RF with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How N1 7RF 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 · 3 min walk

KS2: 109.7

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 7 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 · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

160.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 285.2%

+79% 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

Other26%
Violence & sexual offences23%
Theft17%
Anti-social behaviour12%
Burglary9%
Vehicle crime5%
Robbery5%
Drug offences4%

Stop & search

4.1

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 · 486m

Crime is +147% above London average

Property

Prices, sales volume and market trends

Avg floor area174.8 m²

EPC breakdown

C
2%
D
1%
E
1%

Based on 4 properties · Confidence: low

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£437,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2019 · CAGR

+8.9%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.9%

per year

Acceleration

-109.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£292k£485k+66.1%1
Post-dot-com plateau2002–2002£675k£675k+0%1
Pre-crash peak2006–2006£765k£765k+0%1
GFC & correction2008–2010£1.45m£1.00m-31%1
Help-to-Buy recovery2016–2016£1.93m£1.93m+0%1
Brexit uncertainty2019–2019£1.60m£1.60m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
4.8 min walk
Old Street

Nearby stations

Old StreetNational Rail
5 min walk
Old Street Underground StationNorthern
5 min walk
Angel Underground StationNorthern
13 min walk
Barbican Underground StationMetropolitan · Hammersmith & City
13 min walk
Hoxton Rail StationWindrush
14 min walk
No bus stops within 400m

67

Walkability score

223

Footpaths (500m)

35

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge27 min ↓
Victoria39 min ↑
Waterloo35 min ↓
Canary Wharf33 min ↓
City ★22 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

10

Car parks (800m)

16

EV chargers (800m)

Nearest car park41m
Santander docks (800m)35
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
686m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.1 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.4 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

15

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 212 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

66

Restaurants (800m)

27

Cafes (800m)

7

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

17

Sports (1km)

9

Convenience

Nearest supermarketCo-op Food · 384 m
3 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

8

Cinemas (2km)

287m

Post office

Nearby shops

Costcutter99 m
Sainsbury's Local167 m
Edgware Food & Wine235 m
First Stop News & Wine240 m

Nearby cafes

The Shepherdess72 m
Westland Coffee & Wine100 m
Stripes Cafe @ sixty one211 m
Wenlock Cafe260 m

Nearby restaurants

Tomahawk Steakhouse Hoxton91 m
Nando's100 m
Aquila101 m
La Lampara102 m

Nearby pubs

The Eagle45 m
Royal Star114 m
William IV173 m
The Alchemist239 m

Nearby gyms

Bikram Yoga228 m
Tara Yoga Centre307 m
G Happy Feet Studios321 m
Ironmonger Row Baths352 m

Nearby pharmacies

Apex Pharmacy385 m
Judd's Pharmacy543 m
Portmans Pharmacy793 m
St Peter's Pharmacy800 m

Nearby health

City Road Medical Centre124 m
Moorfields Eye Hospital (City Road campus)212 m
Regency Clinic249 m
77 Nile Street Dental Practice275 m
Food hygiene (5-star)65% of 206

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

61

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 score32/100
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

59.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score34/100
Bakerloo Extension route3,744m
Crossrail 2 route884m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,789 nationally

1,465

Est. population

24,585/km²

72%

Employed

67%

Degree educated

£43,400

Median income

4.0%

Claimant rate

Urban coreVery high densityYoung professionals

32

Community stability

Age profile

21%
39%
26%
Under 1821%
18–3439%
35–4926%
50–6411%
65+4%

Tenure

17%
36%
29%
Own outright11%
Own (mortgage)17%
Private rent36%
Social rent29%
Shared ownership6%
Rent free0%

Ethnicity

25%
28%
17%
White British25%
White Other28%
Asian13%
Black17%
Mixed8%
Other8%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household73%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent36%
Social rent29%

vs. London

Income vs London+3.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
129
Live planning apps (800m)
75
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
17
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
15
Local approval rate
50%
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)
1
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
108
Largest scheme
327 homes · 18-42, 18-42, Wharf Road, N1 7SW
Pipeline pressure
LOW

Named schemes (500m)

18-42, 18-42, Wharf Road, N1 7SW327 homes
completed
259, City Road, London, EC1V 1JE304 homes
completed
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
Canaletto Tower, 257, City Road, London190 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

Live in N1 7RF? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N1 7RF.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track N1 7RF

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N1 7RF

Full postcodeN1 7RF
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.529007
Longitude-0.091444
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