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Neighbourhood profile
De Beauvoir
Hackney, London
PocketsHaggerston West & Kingsland Basin (De Beauvoir Road · Kingsland Basin · Downham Road)De Beauvoir (Englefield Road · Regent's Canal)Dalston Kingsland
De Beauvoir sits in south-west Hackney between Dalston and the Regent's Canal, a ward of Jacobethan-style villas laid out by Benyon de Beauvoir from the late 1830s around De Beauvoir Square. Heritage density is high for inner London — 34 listed buildings, three-quarters of the ward inside a conservation area, and the square and its radiating streets largely intact. Transport works well with Haggerston and Dalston Kingsland on the Overground, 35 outstanding schools sit within reach, and the Kingsland Road food scene has bled into the southern edge of the ward. The trade-offs are clear: green space is almost absent, with De Beauvoir Square itself under a hectare and little more across the ward; safety sits below average, driven by anti-social behaviour along Kingsland Road; and the housing market has cooled from its peak.
- Strongest80Heritage
Dense with listed buildings and conservation-area coverage
- Also strong63Connectivity
Excellent public-transport access
- Watch out11Area development
Little recent major-development activity
At a glance
- Good public-transport access
- 34 listed buildings
- 75.4% covered by a conservation area
- 9 schools rated Outstanding by Ofsted within 1 km
- Largest green space: De Beauvoir Square (0.7 hectares)
- 111 open venues (68 food and drink, 43 other)
6 pockets across 3 named areas · coloured by overall score.See on full map ↗
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De Beauvoir Town was laid out from the late 1830s onward by Benyon de Beauvoir in the Jacobethan style after a rival developer's 1821 lease was overturned in the courts; the core became a conservation area in 1969.
De Beauvoir, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
46Better than 42% of London
How scores work - Purchase affordability20
- Rent affordability25
- Price momentum (5yr)51
- Activity (turnover)76
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For De Beauvoir: 114 sales recorded (2025)32-yr price trend £—
Safety
39Better than 31% of London
- Personal safety45
- Property crime31
- Anti-social behaviour44
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For De Beauvoir: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
63Better than 78% of London
Median public-transport access is very good (TfL PTAL 5.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For De Beauvoir: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
24Better than 11% of London
- Air quality12
- Quietness40
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
38Better than 78% of London
- Nightlife21
- Dining50
- Arts & culture7
- Retail & shops14
- Sports & recreation0
- Independent scene93
- Vitality (openings, diversity)63
111 open venues nearby — 68 food & drink, 43 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For De Beauvoir: the mix behind 111 open venues—% independent
Education
60Better than 80% of London
- Primary schools62
- Secondary schools60
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For De Beauvoir: 5 schools, each with its inspection record
Heritage
80Better than 92% of London
34 listed buildings · 75% under a conservation area
- Quebec WharfGrade II
- Church of St PeterGrade II
- K2 Telephone KioskGrade II
From Historic England's National Heritage List for England.
Nature Access
42Better than 8% of London
- Green spaces44
- Waterways55
Largest green space: De Beauvoir Square (1 ha). ~1 ha of green space in total.
Area development
11Better than 74% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like De Beauvoir
For De Beauvoir: 114 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min5 schools' inspection records111 venues mapped
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What's changing in De Beauvoir
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De Beauvoir, quick answers
- Is De Beauvoir safe?
- De Beauvoir scores 39 for safety, based on street-level recorded crime (police.uk) — recording more crime than most London wards. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is De Beauvoir a good place to live?
- De Beauvoir scores 45 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are heritage (80) and connectivity (63); its weakest is area development (11). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is De Beauvoir?
- Good public-transport access: Transport for London rates the typical spot in De Beauvoir 5 on its 0–8 public-transport access scale, which puts the ward at 63 for connectivity relative to the rest of London.
- Is De Beauvoir expensive to buy in?
- Relative to the rest of London, De Beauvoir is among London's pricier areas: its purchase-affordability score is 4/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near De Beauvoir?
- De Beauvoir scores 60 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 9 schools within a kilometre hold an Outstanding rating.
Where else to look
Wards with a similar profile
- Mildmay · Islington
- Clapham Town · Lambeth
- Belsize · Camden
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Neighbourhood matches
Find areas that score like this one, with the price difference for each.
Nearby wards
- Dalston · Hackney
- Haggerston · Hackney
- Hoxton East & Shoreditch · Hackney
- Hoxton West · Hackney
- London Fields · Hackney
- Canonbury · Islington
- St Mary's & St James' · Islington
More affordable, similar areas
- St Giles · SouthwarkMore affordable
- Stepney Green · Tower HamletsMore affordable
- New Cross Gate · LewishamMore affordable
- Woodside · HaringeyMore affordable
- Shadwell · Tower HamletsMore affordable
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