Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.53226, -0.09507

N1 7SE— Hoxton West, Hackney

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

The practical family move

 

Top 5% LondonSchools 100%Safety 78/100Transport 44/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
78
Safety
78
Schools
90
Transport
44
Environment
68
Investment
48

The bottom line

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

Less suited to Car-free commuters.

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Location

N1 7SE

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

Deep-dive guides for N1 7SE

🛡️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🔒 Very Safe🍕 Buzzing

“The practical family move”

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How N1 7SE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hanover Primary School

Good · Inspected Jul 2024 · 3 min walk

KS2: 105.2

—

Secondary

City of London Academy Islington

Not yet inspected · 6 min walk

P8: +0.13A8: 45.5

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

13 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 1.0km

Crime is 35% below 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£10,083/m²
Price per ft²£937/ft²
Avg floor area72.2 m²

EPC breakdown

B
3%
C
12%
D
2%

Based on 17 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£180,500
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 fuelelectricity (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

2002–2026 · CAGR

+4.3%

Total change

+174%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.8%

per year

Acceleration

+9.89

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 34 sales

Property Type Mix

Total: 34 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£265k£211k-20.2%5
GFC & correction2009–2012£360k£379k+5.3%1.5
Help-to-Buy recovery2014–2016£570k£188k-67.1%2
Brexit uncertainty2018–2019£697k£643k-7.8%1.5
Rate-rise correction2023–2023£759k£759k+0%2
Current market2024–2026£705k£725k+2.8%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
5.1%
District
4.6%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position75

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
10.1 min walk
Essex Road

Nearby stations

Angel Underground StationNorthern
9 min walk
Old Street Underground StationNorthern
11 min walk
Essex RoadNational Rail
12 min walk
Hoxton Rail StationWindrush
17 min walk
Barbican Underground StationMetropolitan · Hammersmith & City
17 min walk
No bus stops within 400m

59

Walkability score

191

Footpaths (500m)

25

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

10

Car parks (800m)

10

EV chargers (800m)

Nearest car park298m
Santander docks (800m)25
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: 0.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 5.2 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

29 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 450 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

22

Restaurants (800m)

17

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

10

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketCity Road Supermarket · 363 m
1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

8

Cinemas (2km)

584m

Post office

Nearby shops

Cropley Street Food Store329 m
Green Apple Organic338 m
City Mini Market342 m
Firat392 m

Nearby cafes

Frogs Kiosk213 m
Galata257 m
Rheidol Rooms379 m
Wenlock Cafe410 m

Nearby restaurants

McDonald's276 m
The Commissary280 m
Tas Firin329 m
City Fried Chicken339 m

Nearby pubs

The Wenlock Arms121 m
The NarrowBoat152 m
The Island Queen252 m
William IV269 m

Nearby gyms

Regents Canoe Club & Islington Boat Club211 m
Anytime Fitness569 m
Tara Yoga Centre574 m
G Happy Feet Studios593 m

Nearby pharmacies

St Peter's Pharmacy360 m
Benzpharm517 m
North London Health Centre677 m
Essex Chemist & Opticians689 m

Nearby health

The London Orthodontic Clinic303 m
Moorfields at Hoxton450 m
Prebend Street Surgery495 m
City Road Medical Centre558 m
Food hygiene (5-star)51% of 127

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

48

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 score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

77

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route4,071m
Crossrail 2 route443m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
71
Live planning apps (800m)
111
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
13
Local approval rate
83%
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)
122
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

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Key facts for N1 7SE

Full postcodeN1 7SE
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.532258
Longitude-0.095071
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