Arbutus Street
Hackney, Greater London, England
Reality check: Despite being classified as residential, this area has a busy, transit-oriented character. Best suited to young professionals who tolerate urban intensity.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Decent connectivity, but some areas could be better.
Safety score of 25 is the main barrier. School proximity doesn't compensate for high crime.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Decent connectivity, but some areas could be better.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Market score 50, liquidity 30. Poor fundamentals — hard to sell, unlikely to grow.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Good with limitations — good daily access, walkable. But environment (35) suggests noise or density.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £466,550, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Safety score 25/100 — crime rates are well above average. Exercise caution, especially at night.
High transport (70) and access (75) with poor environment (35). This area functions more as a transport and commercial zone than a residential neighbourhood.
Only 1 transaction recorded. The £466,550 median is not statistically reliable and may reflect unusual sales.
Median price £466,550 based on only 1 transactions. This may not reflect typical local housing — a few high-value sales can skew the median significantly.
How Life Works Here
Arbutus Street is located in Hackney, near London, Greater London. Crime is a significant concern, with 546 incidents recorded in 12 months — well above the national average. Violence and sexual offences dominates reports. 195 violent offences were recorded (36% of total). This level of crime reflects a high-footfall transit area rather than a typical residential street. Daily amenities are excellent, with 5 facilities within walking distance, including cafe (2), atm (1), and convenience (1). Public transport is accessible, with rail and bus stops within reach. The nearest is about 38m away. The median property price is £466,550. Based on 1 transaction recorded since 2014. The local area has a moderate population, with a high proportion of rented accommodation. There are 32 schools within 2 km, 32 rated Good or Outstanding by Ofsted. 13 are rated Outstanding. Both primary and secondary options are available locally. The nearest school is just 66m away. However, high crime rates and a dense urban environment significantly undermine family suitability despite the school provision. The profile suggests appeal to both young professionals and retirees. Overall, this street scores 54 out of 100 for liveability, placing it in the top 3% within its district. Note that the composite score masks a serious safety concern that may outweigh other strengths for many residents.
Score Breakdown
Each dimension scored 0-100 from open government data. Hover or tap for data source.
police.uk crime data (12-month rolling)
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC certificates + estimated efficiency
Environment Agency flood zones
Property Market
Other | Freehold | Market: cooling
⚠ Based on only 1 transaction. Market data has low statistical confidence for this street.
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
Nearby Amenities
Transport Links
Similar Streets
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Marvin Street — Hackney54
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Belfast Road — Hackney52
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Dalston Square — Hackney58
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Merriam Avenue — Hackney44
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Ashanti Mews — Hackney50
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- DEFRA noise and air quality — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.