Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.53094, -0.09448

N1 7SL— Hoxton West, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 51/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
59
Schools
90
Transport
51
Environment
69
Investment
48

The bottom line

N1 7SL offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

N1 7SL

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+147.0% vs London avg

Deep-dive guides for N1 7SL

🛡️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 7SL 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

City of London Academy Islington

Not yet inspected · 8 min walk

P8: +0.13A8: 45.5

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 14 min walk

13 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

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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 782m

Crime is +147% above 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£7,019/m²
Price per ft²£652/ft²
Avg floor area67.3 m²

EPC breakdown

B
37%
C
17%
D
5%
E
2%

Based on 61 properties · Confidence: high

Street mix

Semi 1%Flat 90%Other 9%

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£168,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (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

2006–2025 · CAGR

+1.3%

Total change

+28%

Market Activity

Price Velocity & Acceleration

Current Velocity

-46.4%

per year

Acceleration

-101.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 70 sales

Property Type Mix

Total: 70 sales

Semi-detached1.4%
Flat/maisonette98.6%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£347k£292k-15.6%21.5
GFC & correction2009–2012£428k£500k+17%2.5
Help-to-Buy recovery2013–2016£358k£380k+6.3%1.8
Brexit uncertainty2017–2019£285k£535k+87.6%4
Pandemic surge2020–2020£830k£830k+0%1
Current market2025–2025£445k£445k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Flat/maisonette-1.8% α
Local
3.4%
District
5.2%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing26
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Old StreetGreat Northern line
8.4 min walk
Old Street

Nearby stations

Old StreetNational Rail
9 min walk
Old Street Underground StationNorthern
9 min walk
Angel Underground StationNorthern
10 min walk
Barbican Underground StationMetropolitan · Hammersmith & City
15 min walk
Hoxton Rail StationWindrush
16 min walk
No bus stops within 400m

64

Walkability score

221

Footpaths (500m)

28

Santander docks (800m)

0.0 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

11

Car parks (800m)

13

EV chargers (800m)

Nearest car park154m
Santander docks (800m)28
Nearest cycle dock0.0 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: 0.2 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 67%
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

31 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 505 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

106

Parks (1km)

44

Restaurants (800m)

19

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

8

Gyms (1km)

16

Sports (1km)

0

Convenience

Nearest supermarketCity Road Supermarket · 266 m
2 tennis courts2 swimming pools4 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)

460m

Post office

Nearby shops

Green Apple Organic298 m
City Mini Market305 m
Wedding Cakes326 m
Firat343 m

Nearby cafes

Frogs Kiosk265 m
Wenlock Cafe345 m
The Shepherdess349 m
Cafe Mandalay351 m

Nearby restaurants

McDonald's131 m
Tas Firin281 m
City Fried Chicken301 m
Crystal Charcoal Grill312 m

Nearby pubs

The Wenlock Arms65 m
William IV142 m
The NarrowBoat288 m
Royal Star323 m

Nearby gyms

Regents Canoe Club & Islington Boat Club235 m
Tara Yoga Centre427 m
G Happy Feet Studios446 m
Ironmonger Row Baths484 m

Nearby pharmacies

St Peter's Pharmacy502 m
Apex Pharmacy662 m
Benzpharm668 m
Judd's Pharmacy765 m

Nearby health

The London Orthodontic Clinic168 m
City Road Medical Centre412 m
London Dental Centre432 m
Regency Clinic496 m
Food hygiene (5-star)57% of 168

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

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 score26/100
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

61.8

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route3,930m
Crossrail 2 route585m

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

Inner cityVery 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)
58
Live planning apps (800m)
104
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
12
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
9
Local approval rate
72%
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)
115
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, Dame Street, & Playground Areas, Fronting Grand Union Canal, London127 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 7SL

Full postcodeN1 7SL
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.530944
Longitude-0.094477
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