Hoxton West · Hackney · Hackney South and Shoreditch constituency · 51.52902, -0.08817

N1 7SP— Hoxton West, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 65/100Transport 68/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
65
Schools
60
Transport
68
Environment
44
Investment
51

The bottom line

N1 7SP offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

N1 7SP

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 crime+92.0% vs London avg

Deep-dive guides for N1 7SP

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

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Postcode Personality

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“High-connectivity investment target”

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How N1 7SP 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 · 5 min walk

KS2: 109.7

—

Secondary

Central Foundation Boys' School

Not yet inspected · Inspected Mar 2025 · 6 min walk

P8: +0.56A8: 55.3

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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

124.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 338.5%

+39% 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

Violence & sexual offences25%
Other21%
Anti-social behaviour19%
Theft11%
Burglary7%
Drug offences7%
Vehicle crime6%
Robbery4%

Stop & search

2.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Shoreditch Fire Station · 319m

Crime is +92% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£8,770/m²
Price per ft²£815/ft²
Avg floor area50.2 m²

EPC breakdown

B
2%
C
46%
D
1%

Based on 49 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

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£125,500
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
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+5.2%

Total change

+187%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.2%

per year

Acceleration

-27.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£134k£134k+0%1
GFC & correction2012–2012£275k£275k+0%1
Help-to-Buy recovery2013–2013£437k£437k+0%2
Pandemic surge2021–2021£388k£388k+0%2
Rate-rise correction2022–2022£338k£338k+0%2
Current market2024–2025£411k£385k-6.2%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.8% alpha

Flat/maisonette-3.8% α
Local
-0.6%
District
3.2%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

76out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 78% of London
Old StreetGreat Northern line
3.9 min walk
Old Street

Nearby stations

Old Street Underground StationNorthern
4 min walk
Old StreetNational Rail
4 min walk
Hoxton Rail StationWindrush
11 min walk
Shoreditch High Street Rail StationWindrush
14 min walk
Barbican Underground StationMetropolitan · Hammersmith & City
15 min walk
2 bus routes · 10 stops within 400m · 72 buses/hr peak

90

Walkability score

332

Footpaths (500m)

33

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge19 min ↓
Victoria38 min ≈
Waterloo34 min ↓
Canary Wharf32 min ↓
City ★17 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)

16

EV chargers (800m)

Nearest car park188m
Santander docks (800m)33
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Clere Street Car Park· yes
567m

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
NoiseHIGH
road
Noisier 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 AONB15% green spaceTree canopy: 70%
Above 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

33 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

14

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields Eye Hospital (City Road campus) · 241 m
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

107

Parks (1km)

88

Restaurants (800m)

30

Cafes (800m)

9

Pubs (400m)

2

Pharmacies (800m)

8

Gyms (1km)

14

Sports (1km)

13

Convenience

Nearest supermarketOriental Supermarket · 113 m
1 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

2

Nightclubs

11

Late-night venues

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

2

Libraries (1km)

9

Cinemas (2km)

231m

Post office

Nearby shops

Edgware Food & Wine40 m
First Stop News & Wine42 m
Tesco Express161 m
Sainsbury's Local168 m

Nearby cafes

Stripes Cafe @ sixty one43 m
The Nile Cafe57 m
Westland Coffee & Wine188 m
Kiss The Hippo213 m

Nearby restaurants

Italiano Pizza48 m
Moor & Mead155 m
Pret A Manger162 m
Tomahawk Steakhouse Hoxton163 m

Nearby pubs

The Alchemist131 m
The 3 Crowns214 m
Old Fountain230 m
The Eagle245 m

Nearby gyms

Bikram Yoga40 m
Gym Box396 m
Tara Yoga Centre497 m
G Happy Feet Studios507 m

Nearby pharmacies

Judd's Pharmacy318 m
Apex Pharmacy399 m
Portmans Pharmacy837 m
North London Health Centre1.0 km

Nearby health

Regency Clinic32 m
77 Nile Street Dental Practice66 m
City Road Medical Centre235 m
Moorfields Eye Hospital (City Road campus)241 m
Food hygiene (5-star)64% of 249

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

51

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 score35/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very 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

76.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route3,788m
Crossrail 2 route1,018m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,376 nationally

1,831

Est. population

15,747/km²

72%

Employed

57%

Degree educated

5.0%

Claimant rate

Urban coreVery high densityYoung professionals

29

Community stability

Age profile

19%
39%
23%
14%
Under 1819%
18–3439%
35–4923%
50–6414%
65+5%

Tenure

36%
48%
Own outright5%
Own (mortgage)8%
Private rent36%
Social rent48%
Shared ownership3%
Rent free0%

Ethnicity

24%
26%
21%
White British24%
White Other26%
Asian11%
Black21%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household81%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Social rent48%
Private rent36%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
141
Live planning apps (800m)
71
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
20
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
13
Local approval rate
56%
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)
0
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
New Regent's College Upper School, New Regent's College Upper School, Nile Street, N1 7RD175 homes
completed
Blue Hut Site, Corner of, Blue Hut Site, Corner of, Provost Street, Nile Street, N1175 homes
completed
225, City Road, EC1V 1JT100 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 7SP

Full postcodeN1 7SP
Postcode districtN1
BoroughLondon Borough of Hackney
WardHoxton West
Latitude51.529016
Longitude-0.088171
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