Last updated: 8 November 2026. We also checked every figure on this date.
De Beauvoir is a quiet, leafy corner of N1 in the London Borough of Hackney, between Dalston, Islington and the Regent's Canal. This guide covers prices, rents, schools, transport, pubs and parks in this part of East London.
De Beauvoir, also called De Beauvoir Town, sits right on the Islington border. We are Homefinders, a family-run estate and letting agent. Our Dalston office on Kingsland High Street is a short walk away, and we have worked here since 1988.
Moving to, or from, De Beauvoir?
Our local team can tell you what your home is worth, or help you find the right one.
De Beauvoir at a glance
| Borough | London Borough of Hackney (borders Islington) |
|---|---|
| Ward | De Beauvoir, with 9,195 people in the 2021 Census |
| Postcode | London N1, mainly the N1 3, N1 4 and N1 5 sectors |
| Nearest stations | Haggerston and Dalston Junction (Windrush line), Essex Road (Great Northern) |
| Fare zone | Zone 2 |
| Average sold price | £846,842 (Rightmove, year to August 2026) |
| Average rent | £2,389 a month for a 1-bed flat (Hutch, 2026) |
| Council tax Band D | About £2,060 a year for 2026/27 |
| Conservation area | Yes, first designated in 1971 |
| Best for | Families, professionals and City workers |
Where is De Beauvoir? Boundaries and postcode
De Beauvoir is in the south-west corner of the London Borough of Hackney, in London N1. To the east, Kingsland Road forms its edge, while the Regent's Canal runs along the south. Then Southgate Road runs along the west, and Balls Pond Road along the north.
The area covers about 0.7 square kilometres, so you can walk across it in 15 minutes. Because the Islington border runs down Southgate Road and Balls Pond Road, many people think it is in Islington. It is not.
Your neighbours are Dalston to the north-east and Haggerston to the east, while Hoxton lies to the south. Canonbury lies to the west. If you have read our Dalston area guide, think of this as its calmer, greener neighbour.
A short history of De Beauvoir Town
De Beauvoir Town takes its name from the de Beauvoir family, who owned the land for generations.
In 1821, William Rhodes took a lease on 150 acres from Peter de Beauvoir. He planned a grand estate, but work stopped in 1823. Then the lease went back to the family in 1834.
After that, Richard Benyon de Beauvoir laid out a planned "new town". In particular, De Beauvoir Square was its centrepiece, with gabled Tudor-style houses. Benyon Cottages followed in 1839, and villas filled the streets in the 1840s.
From Lenin to Alternative Miss World
In 1907, the Russian Social Democratic Labour Party held its fifth congress on Southgate Road. Lenin, Stalin and Trotsky all attended.
Later, in the 1960s, the council built large estates in the south and east. Residents then set up the De Beauvoir Association in 1968. Finally, in 1972, the first Alternative Miss World took place on Downham Road.
Hackney Council made the old streets a conservation area in 1971 and 1977, then extended it in 1998. Read more on the Hackney Council conservation area page before you buy.
Is De Beauvoir a good place to live? Pros and cons
Yes, it is a very good place to live if you want calm streets close to the City. But it is expensive, and there is no Tube.
The good
- Quiet streets, since there is little through traffic.
- Victorian villas, including a famous garden square.
- The Regent's Canal on your doorstep, so walks are easy.
- Fast trains, so Moorgate is about 6 minutes from Essex Road.
- Less crime than the Hackney average.
- Lots of good schools, including several rated Outstanding.
The not so good
- No Underground station, so you rely on trains and buses.
- Terraced houses average more than £2 million.
- Conservation rules apply, so many changes need permission.
- Kingsland Road and Balls Pond Road are noisy, especially at rush hour.
- Big supermarkets are in Dalston, rather than on your street.
- Parking is tight and mostly permit-only.
Who lives in De Beauvoir?
A real mix of people lives here. In fact, the ward had 9,195 residents in the 2021 Census.
For example, you will find council tenants, families in Victorian houses, young professionals and boat dwellers.
Our local view: on viewings, we meet many families moving from flats in Dalston or Hoxton. Mostly, they want a garden and a quieter street. However, if you want nightlife on your doorstep, Dalston may suit you better.
Transport and commuting from De Beauvoir
There is no Tube station, but three rail stations are within walking distance. As a result, most commutes into central London take under 30 minutes.
- Haggerston station is on the Windrush line in Zone 2.
- Dalston Junction is also on the Windrush line, just to the north-east.
- Essex Road, meanwhile, runs Great Northern trains direct to Moorgate.
Journey times
| Destination | Route | Time |
|---|---|---|
| Moorgate (the City) | Great Northern from Essex Road | 6 to 7 min |
| Liverpool Street | From Haggerston, change at Whitechapel | About 13 min |
| Highbury & Islington | Windrush line from Haggerston | 7 to 11 min |
| Canada Water (for Canary Wharf) | Windrush line from Haggerston | About 14 min |
| King's Cross | From Haggerston, one change | 24 to 28 min |
| Oxford Circus | Change at Highbury & Islington for the Victoria line | Check TfL |
| Stratford | Mildmay line from Dalston Kingsland | Check TfL |
Sources: Trainline, and TfL live data via IanVisits, checked 8 November 2026. However, times exclude the walk to the station.
Buses, night travel and parking
Buses matter too. In total, 16 routes run along the edges, including the 21, 38, 73, 76 and 141.
At weekends, the Windrush line also runs all night on Fridays and Saturdays. Also, the N242 night bus serves Haggerston. Parking is the hard part, because most streets have pay-and-display or permit bays.
De Beauvoir property market 2026
The average sold price in De Beauvoir Town was £846,842 in the year to August 2026, according to Rightmove. That is 6% lower than a year earlier. It is also 3% below the 2023 peak of £868,562.
House prices by property type
| Property type | Average sold price |
|---|---|
| Flats | £609,321 |
| Terraced houses | £2,103,463 |
| Semi-detached houses | £1,760,000 |
| All property types | £846,842 |
Source: Rightmove, using HM Land Registry sold prices to 28 August 2026, updated 22 October 2026.
How prices compare
| Area | Average price | Annual change |
|---|---|---|
| De Beauvoir Town | £846,842 | Down 6% |
| London Borough of Hackney | £684,242 | Down 3% |
| London (UK HPI, August 2026) | £554,430 | Down 2.2% |
| UK (UK HPI, August 2026) | £273,000 | Up 0.9% |
Sources: Rightmove for the local figures, and the UK House Price Index for London and the UK. They use different methods, so treat the gap as a guide.
Our local view: in general, period houses with gardens hold their value best. In contrast, buyers negotiate hardest on flats in large modern blocks.
Buying in De Beauvoir
Buying here means choosing between period houses, converted flats and ex-council homes. However, each has its own costs and rules.
What homes are there?
- Victorian villas and terraces, mostly from the 1830s and 1840s.
- Gabled Tudor-style houses around the square.
- Leasehold flats, especially in converted period houses.
- Ex-council flats on the 1960s and 1970s estates, often the cheapest way in.
- Newer flats near Kingsland Basin, including some with canal views.
Conservation area rules
In fact, most of the old streets sit inside the conservation area. On top of that, an Article 4 Direction applies, approved on 27 November 2008. So you need planning permission for changes that are normally free to make.
These include windows, doors, painting the front and front walls, as well as roofs, porches, paved front gardens and satellite dishes. So always check with Hackney Council first.
Leasehold and first-time buyers
Most flats are leasehold, so check the lease length and service charge first. Our guide to leasehold reform in 2026 also explains your rights.
First-time buyers pay no stamp duty on the first £300,000, then 5% up to £500,000. However, the relief stops above £500,000. Because most homes here cost more, standard rates usually apply.
However, the new Your First Home scheme could help with a new-build flat. Hackney is inner London, so the price cap is £650,000. Read our guide to the Your First Home scheme, or start with our first-time buyer guide to East London.
Selling in De Beauvoir
Selling works best when you price from recent sales on your own street. That matters more than ever, because average prices fell 6% in the last year.
So what do buyers want? Most ask for a garden and original features, as well as a quiet street near a station. Also, canal views and parking are rare, so they add real value.
Our local view: spring is usually the busiest time to sell. That said, good homes sell in any season if the price is right. If you own a flat, read our guide to selling a flat in London first.
What is your De Beauvoir home worth?
Get a free, no-obligation valuation from our local team in Dalston.
Renting in De Beauvoir
Renting here costs more than the London average. That is because demand is strong, and good homes come up less often.
| Home | Average rent a month |
|---|---|
| 1-bed flat | £2,389 |
| 2-bed flat | £3,083 |
| 2-bed house | £3,661 |
| 3-bed flat | £4,548 |
| 3-bed house | £5,108 |
Source: Hutch rent guide for De Beauvoir, 2026, based on advertised rents. By comparison, the ONS London average rent was £2,338 in September 2026, up 3.5% in a year.
Ready to look? Search homes to rent in De Beauvoir on our website.
De Beauvoir for landlords
This is a solid long-term area for landlords, with steady demand from professionals and families. But licensing and new tenancy rules mean you need to get the paperwork right.
For example, a 1-bed let at £2,389 a month on a £609,321 flat gives a gross yield of about 4.7%, by our estimate.
Licensing and the Renters' Rights Act
De Beauvoir ward is inside Hackney Council's selective licensing area. So most single-household lets need a licence. Also, a home shared by 3 or more people from 2 or more households needs an additional HMO licence. Our guide to Hackney property licensing also covers fees.
Since 1 May 2026, the Renters' Rights Act has ended section 21 "no fault" evictions. Most tenancies now roll on, and you can only raise the rent once a year. Then from April 2027, tax on rental income rises by 4 points across every band.
Our local view: for the most part, well-presented 2-bed flats near Haggerston let fastest. We also offer guaranteed rent for 2 to 3 years and full management. See our letting agent fees in Hackney, or find out why landlords choose us as their lettings agent in Hackney.
Letting a home in De Beauvoir?
Find out how much rent your property could earn, with no obligation.
Schools near De Beauvoir
Families have lots of choice, with 16 schools rated Good or Outstanding within about 0.85 miles. Note that distances below are from postcode N1 4EP, in the north-east of the area.
| School | Distance | Ofsted |
|---|---|---|
| Holy Trinity CofE Primary | 0.14 miles | Good, March 2020 |
| Our Lady and St Joseph Catholic Primary | 0.20 miles | Outstanding, October 2023 |
| Queensbridge Primary | 0.46 miles | Outstanding, December 2023 |
| Newington Green Primary | 0.56 miles | Outstanding, July 2024 |
| Comet Nursery School | 0.65 miles | Outstanding, June 2024 |
| St Paul's with St Michael's CofE | 0.79 miles | Outstanding, March 2023 |
| Waterside Academy (secondary) | 0.43 miles | Good, February 2022 |
| The Excelsior Academy (secondary) | 0.54 miles | Good, February 2024 |
| The Bridge Academy (secondary) | 0.67 miles | Good, February 2023 |
| Rosemary Works School (independent) | 0.68 miles | ISI report, June 2025 |
Source: Ofsted data via Locara, checked 8 November 2026. Newer reports have no overall grade. Read them on the Ofsted website.
One change to know about: De Beauvoir Primary School closed on 31 August 2024, because of falling pupil numbers. So always check admissions with Hackney Education first.
Restaurants, cafes and brunch in De Beauvoir
The food scene is small but excellent, and mostly tucked into quiet side streets.
Brunch, lunch and coffee
Canal-side, park and sweet stops
Pubs and bars in De Beauvoir
The local pubs and wine bars are relaxed rather than rowdy, so they suit a quiet glass.
Pubs
Wine bars and wine shops
Parks, canal walks and things to do in De Beauvoir
Most of the best things to do here are outdoors. So pack a coffee and head for the canal or the squares.
The square and the canal
Parks, farm and museum
For community life, the De Beauvoir Association also runs local events through the year. Also, the Canal & River Trust has advice on sharing the towpath safely.
Shopping and everyday essentials
There are a few corner shops and delis, but for a big shop most people head to Dalston.
| What you need | Where to go |
|---|---|
| Big supermarket | Sainsbury's, Kingsland Shopping Centre, Dalston |
| Food hall | M&S Foodhall, Kingsland High Street, Dalston |
| Smaller supermarket | Co-op, Dalston Square |
| GP surgery | De Beauvoir Surgery, 30 Hertford Road, N1 5QT |
| Nearest A&E | Homerton University Hospital, about 1.5 miles away |
| Co-working | One and a Half, Ardleigh Road, N1 4HS |
| Estate agent | Homefinders, 146 Kingsland High Street, E8 2NS |
Is De Beauvoir safe?
It has less crime than the Hackney average. According to CrystalRoof, which uses police data, there were 101 crimes per 1,000 residents near N1 5SR from September 2025 to August 2026. That compares with 123 for Hackney.
So, as anywhere in inner London, lock your bike and stick to lit streets after dark.
Finally, you can check the latest figures for any street on police.uk.
The future of De Beauvoir
The area is set to gain almost 300 new homes through Hackney Council's building programme. For the most part, they will go on the De Beauvoir Estate.
- Phase 1 will create around 189 homes across five sites, including 81 Downham Road.
- Phase 2 plans around 120 homes, with at least half for social rent and shared ownership.
- In addition, the Blandford Court garages will become new council homes.
Our local view: new homes may give first-time buyers a cheaper way in. Meanwhile, period houses should stay scarce.
De Beauvoir vs nearby areas
It costs more than most Hackney neighbours, but less than Canonbury in Islington.
| Area | Average price | Change | Station | Feel |
|---|---|---|---|---|
| De Beauvoir Town | £846,842 | Down 6% | Haggerston | Quiet, period squares, canal |
| Canonbury | £1,061,097 | Up 14% | Canonbury | Grand Islington streets |
| Stoke Newington | £733,683 | Down 3% | Stoke Newington | Church Street and Clissold Park |
| Dalston | £668,416 | Down 6% | Dalston Junction | Busy, markets and nightlife |
| Haggerston | £664,845 | Down 10% | Haggerston | Canal-side, Haggerston Park |
| Hoxton | £649,414 | Down 8% | Hoxton | Lively, next to Shoreditch |
Source: Rightmove sold prices, checked 8 November 2026. However, update dates vary from July to October 2026. Our Stoke Newington area guide also has more on N16.
A perfect weekend in De Beauvoir
A perfect weekend here mixes canal walks, good coffee and a long pub lunch.
- Start Saturday with coffee and a toastie at Leigh's on Ardleigh Road.
- Then walk down to the canal for lunch at Toconoco or Towpath.
- In the afternoon, visit the free Museum of the Home.
- In the evening, have a glass at Hector's, then dinner at Albers or Planque.
- On Sunday, take the kids to Hackney City Farm and Haggerston Park.
- Finally, have Sunday lunch in the garden at The Scolt Head.
How Homefinders can help in De Beauvoir
We can help you buy, sell, rent or let here, with a team that has worked locally since 1988.
So we handle sales, lettings, full management and guaranteed rent for 2 to 3 years. We also offer Local Authority leases, our own builders, mortgage advice and conveyancing.
When we sell or let a home, we also donate to local charities such as Hackney Foodbank.
Talk to your local De Beauvoir experts
Call 020 8533 6461 or visit us at 146 Kingsland High Street, E8 2NS.
De Beauvoir FAQs
These answers cover the questions people ask us most, such as prices, schools and pubs.
Living in De Beauvoir
Is De Beauvoir a good place to live?
Yes, it is one of the calmest places to live in inner London. You get Victorian streets, De Beauvoir Square and the Regent's Canal, all within 2 miles of the City. The trade-offs are high prices and no Tube, although Haggerston and Essex Road stations are close.
Is De Beauvoir in Hackney or Islington?
It is in the London Borough of Hackney. However, it has an N1 postcode and sits right on the Islington border, which runs down the middle of Southgate Road and Balls Pond Road. That is why many people, and even some restaurant guides, call it Islington.
Why is it called De Beauvoir Town?
The name comes from the de Beauvoir family, who owned the land. In 1821, Peter de Beauvoir leased 150 acres to William Rhodes, but building stopped in 1823. Later, in the 1830s, Richard Benyon de Beauvoir laid out a planned new town around the square.
What is De Beauvoir known for?
It is best known for De Beauvoir Square, its Victorian villas and its quiet, leafy streets. Kingsland Basin on the Regent's Canal is another landmark. It also has an odd claim to fame: in 1907, Lenin, Stalin and Trotsky attended a political congress on Southgate Road.
Family life and safety
Is De Beauvoir good for families?
Yes, it suits families well. There are 16 schools rated Good or Outstanding within about 0.85 miles, according to Ofsted data on Locara. In addition, Haggerston Park, Hackney City Farm and Rosemary Gardens, with its summer water play, are all a short walk away.
Is De Beauvoir safe?
It has less crime than the Hackney average. According to CrystalRoof, which uses police data, there were 101 crimes per 1,000 residents near N1 5SR from September 2025 to August 2026. That compares with 123 for Hackney as a whole. Still, lock your bike and stick to lit streets at night.
Transport
What is the nearest station to De Beauvoir?
The nearest stations are Haggerston and Dalston Junction on the Windrush line, plus Essex Road on Great Northern trains. Most homes are within a 15-minute walk of at least one of them. Also, Haggerston, which reopened in April 2010, is in fare Zone 2.
Is there a Tube station in De Beauvoir?
No, there is no Underground station in the area. Instead, the closest Tube stations are Angel, Old Street and Highbury & Islington. So most people use the Windrush line, Great Northern trains from Essex Road, or one of the 16 bus routes that run along its edges.
How long does it take to get to the City from De Beauvoir?
It takes about 6 to 7 minutes to reach Moorgate in the City from Essex Road station, according to Trainline in November 2026. Liverpool Street, meanwhile, is about 13 minutes from Haggerston, with one change at Whitechapel. Then add the walk to the station.
Property prices
What is the average house price in De Beauvoir?
The average sold price in De Beauvoir Town was £846,842 in the year to August 2026, according to Rightmove. Flats averaged £609,321, while terraced houses averaged £2,103,463. So homes here cost about 24% more than the Hackney average of £684,242.
Are house prices going up in De Beauvoir?
No, prices fell over the last year. Rightmove shows the average sold price was 6% lower than a year earlier, in data updated on 22 October 2026. Prices are also 3% below the 2023 peak of £868,562, so buyers have more room to negotiate.
What are the De Beauvoir conservation area rules?
Most of the old streets sit in a conservation area with an Article 4 Direction, approved in November 2008. So you need planning permission to change windows, doors, roofs or porches, to paint the front, or to pave a front garden. Always check with Hackney Council first.
What council tax will I pay in De Beauvoir?
Hackney's Band D council tax is about £2,060 a year for 2026/27, after a 4.99% rise, according to the Hackney Citizen. However, your bill depends on your home's band, from A to H. Also, you can look up the band for any address on GOV.UK.
Buying a home
What kind of homes are there in De Beauvoir?
You will find Victorian villas and terraces, gabled Tudor-style houses around De Beauvoir Square and flats in converted period houses. There are also 1960s and 1970s council estates, where ex-council flats come up for sale. Finally, newer canal-side flats sit around Kingsland Basin.
Can I use the Your First Home scheme in De Beauvoir?
Possibly, but only for a new-build home. Hackney counts as inner London, so the price cap is £650,000. In addition, the scheme offers a 20% government equity loan with a deposit from 2.5%. According to press reports, it should launch in spring 2027.
Do first-time buyers pay stamp duty in De Beauvoir?
Usually, yes. First-time buyers pay nothing on the first £300,000 and 5% up to £500,000. But the relief stops completely above £500,000. Because the average flat here sold for £609,321, most buyers pay the standard rates instead. So budget for it early.
Is parking easy in De Beauvoir?
No, parking is tight, because most streets have pay-and-display or permit-only bays. So if you own a car, check the parking zone and permit costs with Hackney Council before you move. Homes with off-street parking are rare, so buyers pay more for them.
Renting and letting
How much is rent in De Beauvoir?
Rents are higher than the London average. For example, Hutch's 2026 guide puts a 1-bed flat at £2,389 a month and a 2-bed flat at £3,083. In contrast, the ONS London average rent was £2,338 in September 2026. So expect to pay extra for a canal view or a garden.
Do landlords in De Beauvoir need a licence?
Yes, most do. De Beauvoir ward is inside Hackney Council's selective licensing area, which covers single-household lets. Also, a home shared by 3 or more people from 2 or more households needs an additional HMO licence. Otherwise, letting without one can lead to heavy fines.
What do the Renters' Rights Act changes mean for De Beauvoir landlords?
Since 1 May 2026, section 21 "no fault" evictions have ended in England. As a result, most tenancies now roll on as periodic tenancies. Also, landlords can only raise the rent once a year. So fair rents and good tenant care matter more than ever.
Schools
What are the best schools near De Beauvoir?
Top-rated primaries nearby include Our Lady and St Joseph Catholic Primary, Queensbridge Primary and Newington Green Primary. In fact, Ofsted rated all three Outstanding in 2023 or 2024. However, places are tight, so check admissions rules with Hackney Education before you buy or rent.
Are there good nurseries near De Beauvoir?
Yes. Comet Nursery School and Children's Centre earned an Outstanding rating from Ofsted in June 2024, and it is about 0.65 miles from N1 4EP. Also, several local primaries, such as Holy Trinity CofE Primary, take children from age 3.
Is De Beauvoir Primary School still open?
No. De Beauvoir Primary School closed on 31 August 2024 because of falling pupil numbers, according to the Department for Education. However, families still have plenty of choice, with at least 15 primary schools within about a mile. Hackney Education handles the applications.
Food and drink
What are the best restaurants in De Beauvoir?
Local favourites include Albers on Englefield Road, the natural wine bar Goodbye Horses and Planque in Acton Mews. For a casual lunch, Toconoco by Kingsland Basin serves Japanese set lunches. Meanwhile, for Turkish grills, Kingsland High Street in Dalston is a short walk north.
What are the best pubs in De Beauvoir?
Two pubs stand out: The Scolt Head on Culford Road and the Duke of Wellington on Balls Pond Road. In particular, The Scolt Head has a leafy front garden and classic pub food. Meanwhile, the Duke of Wellington, from the 1820s, reopened after a refurbishment in autumn 2025.
Everyday life
Where is the nearest supermarket to De Beauvoir?
The nearest big supermarkets are in Dalston, about a 10-minute walk away. For example, there is a Sainsbury's in the Kingsland Shopping Centre and an M&S Foodhall on Kingsland High Street. There is also a Co-op at Dalston Square, next to Dalston Junction station.
Where is the nearest GP and hospital to De Beauvoir?
De Beauvoir Surgery is at 30 Hertford Road, N1 5QT, and it was taking new patients in November 2026, according to the NHS website. Meanwhile, the nearest A&E is Homerton University Hospital, about 1.5 miles away as the crow flies. The Royal London is a little further.
Selling and estate agents
How fast do homes sell in De Beauvoir?
In our experience, well-priced family houses sell faster than flats, because period houses with gardens are scarce. However, prices fell 6% in the last year. So homes priced too high can sit on the market for months, while realistic prices still attract buyers quickly.
Who is the best estate agent in De Beauvoir?
Homefinders is a family-run estate and letting agent that has worked in the area since 1988. Our Dalston office at 146 Kingsland High Street is a short walk away. We also handle sales, lettings, property management, guaranteed rent and Local Authority leases.
How do I get a free valuation in De Beauvoir?
Book online at homefinders.net, or call our Dalston office on 020 8533 6461. Then a local valuer will visit your home. After that, we will give you a sales or rental figure based on recent evidence from your street and the streets nearby.