Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.53348, -0.09478

N1 7RR— Hoxton West, Hackney

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

The urban professional's pick

 

Top 5% LondonSchools 100%Safety 78/100Transport 44/100Low yield 2.02%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
75
Safety
78
Schools
90
Transport
44
Environment
71
Investment
39

The bottom line

N1 7RR offers exceptional schools (100% Good/Outstanding) and low crime at £1,100,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N1 7RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+111.5% vs London avg
vs London income+3.3% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for N1 7RR

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

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How N1 7RR 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 · 5 min walk

P8: +0.13A8: 45.5

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.1 incidents per 1,000 residents

Better than 69% of London
↑ Rising 487.5%

from a low base — still below London average

-53% vs borough

Crime by type

Anti-social behaviour26%
Violence & sexual offences26%
Other23%
Burglary19%
Vehicle crime4%
Theft2%
Drug offences0%
Robbery0%

Stop & search

1.8

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 918m

Crime is 35% below London average

Property

2 Jul

Prices, sales volume and market trends

£1,100,000

Median sale price

Top 10% — 112% above London median

£1,100,000 is 112% above the London median (£520,000)

+63.2%

This year

Flat

Dominant type

Price history

5-year change
+12.2%
Sales (24 months)13
New build0.0%
Avg flat£1,100,000
Price per m²£10,536/m²
Price per ft²£979/ft²
Avg floor area104.4 m²

EPC breakdown

B
14%
C
46%
D
5%
E
3%
F
1%

Based on 69 properties · Confidence: high

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

Stamp duty

Standard buyer£51,250
First-time buyerFTB
£51,250
Additional propertyBTL/2nd
£84,250

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

25.3×

Price-to-income

£5,503/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£261,000
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
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,105
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2026 · CAGR

+8%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.9%

per year

Acceleration

+48.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 227 sales

Property Type Mix

Total: 227 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£192k£192k+0%81
Post-dot-com plateau2001–2004£300k£324k+7.9%10.2
Pre-crash peak2005–2007£400k£500k+25%5.7
GFC & correction2008–2012£935k£810k-13.4%5.4
Help-to-Buy recovery2013–2016£615k£915k+48.8%5.5
Brexit uncertainty2017–2019£1.62m£900k-44.4%3
Pandemic surge2020–2021£930k£980k+5.4%3
Rate-rise correction2022–2023£910k£850k-6.6%5.5
Current market2024–2026£1.36m£1.42m+3.8%4.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.4% alpha

Flat/maisonette+3.4% α
Local
8%
District
4.6%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Old StreetGreat Northern line
11.3 min walk
Essex Road

Nearby stations

Angel Underground StationNorthern
10 min walk
Essex RoadNational Rail
10 min walk
Old Street Underground StationNorthern
12 min walk
Hoxton Rail StationWindrush
17 min walk
Haggerston Rail StationWindrush
18 min walk
No bus stops within 400m

53

Walkability score

126

Footpaths (500m)

21

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria40 min ↑
Waterloo44 min ↑
Canary Wharf41 min ↓
City ★31 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

8

Car parks (800m)

10

EV chargers (800m)

Nearest car park433m
Santander docks (800m)21
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: 0.5 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.1 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

28 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 365 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

112

Parks (1km)

30

Restaurants (800m)

17

Cafes (800m)

3

Pubs (400m)

5

Pharmacies (800m)

7

Gyms (1km)

13

Sports (1km)

2

Convenience

Nearest supermarketCity Road Supermarket · 497 m
2 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

8

Cinemas (2km)

489m

Post office

Nearby shops

Cropley Street Food Store310 m
Welcome322 m
SRH News367 m
Ferretti385 m

Nearby cafes

Galata282 m
Frogs Kiosk296 m
Rheidol Rooms307 m
Pophams391 m

Nearby restaurants

The Commissary171 m
Portis Pizza277 m
McDonald's411 m
Dong Kang424 m

Nearby pubs

The NarrowBoat148 m
The Wenlock Arms235 m
The Island Queen252 m
Duke of Cambridge299 m

Nearby gyms

Regents Canoe Club & Islington Boat Club311 m
Hitio499 m
MoreYoga592 m
Anytime Fitness625 m

Nearby pharmacies

St Peter's Pharmacy290 m
Benzpharm389 m
North London Health Centre542 m
Essex Chemist & Opticians599 m

Nearby health

Moorfields at Hoxton365 m
Prebend Street Surgery369 m
The London Orthodontic Clinic439 m
St Peters Street Medical Practice494 m
Food hygiene (5-star)51% of 148

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

E

High street health

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

85.5

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route4,208m
Crossrail 2 route347m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,835 nationally

1,116

Est. population

30,000/km²

84%

Employed

84%

Degree educated

£43,400

Median income

1.1%

Claimant rate

Inner cityVery high densityYoung professionals

27

Community stability

Age profile

50%
26%
Under 1810%
18–3450%
35–4926%
50–6410%
65+4%

Tenure

16%
17%
51%
Own outright16%
Own (mortgage)17%
Private rent51%
Social rent8%
Shared ownership7%

Ethnicity

34%
38%
White British34%
White Other38%
Asian11%
Black4%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional76%
Routine / semi-routine4%
No car household75%
Unemployed3%
No qualifications3%

Housing tenure (Census 2021)

Private rent51%
Social rent8%

vs. London

Income vs London+3.3%
Price vs London+111.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
79
Live planning apps (800m)
110
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
14
Local approval rate
79%
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
0
Under construction
0
Completed (3yr)
124
Largest scheme
327 homes · 18-42, 18-42, Wharf Road, N1 7SW
Pipeline pressure
NONE

Named schemes (500m)

18-42, 18-42, Wharf Road, N1 7SW327 homes
completed
261, City Road, London, EC1V 1LE306 homes
completed
259, City Road, London, EC1V 1JE304 homes
completed
Canaletto Tower, 257, City Road, London190 homes
completed
Street Record, Packington Square, Rector Street, London142 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,100,000)

£51,250

Standard buyer

£51,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N1 7RR

Full postcodeN1 7RR
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.533476
Longitude-0.094775
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