Cotton's Gardens
Hackney, Greater London, England
Reality check: This is a transit node, not a neighbourhood. It works for professionals who prioritise location above all else. Not suitable for settled living.
Who Is This Street For?
Scored by profile based on what matters most to each group.
Decent connectivity, but some areas could be better.
Transit hub — not suited for settled living. High footfall, noise, and crime make this unsuitable regardless of nearby schools or services.
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%
Liquidity (50) and market (50) are both below average. Properties may sit on the market.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Transit hub — not suited for settled living. High footfall, noise, and crime make this unsuitable regardless of nearby schools or services.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
At £937,000, this is likely out of reach for most first-time buyers.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
How suitable for settled living
Access, transport, services
This is a major transit hub, not a residential neighbourhood. The functionality score reflects excellent access and transport, but the liveability score reflects the reality of settled living here.
Things You Should Know
Safety score 25/100 — crime rates are well above average. Exercise caution, especially at night.
Median price £937,000 based on only 5 transactions. This may not reflect typical local housing — a few high-value sales can skew the median significantly.
How Life Works Here
Cotton's Gardens is located in Hackney, near London, Greater London. Crime is a significant concern, with 1091 incidents recorded in 12 months — well above the national average. Theft from the person dominates reports. This level of crime reflects a high-footfall transit area rather than a typical residential street. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. The closest is MOB (restaurant, 21m). Transport connections are strong, with rail and bus links nearby. The nearest stop (Waterson Street) is 41m away. The median property price is £937,000, though prices have fallen 37% over five years. Based on 5 transactions recorded since 2014. Rented accommodation predominates. This is not a family-friendly location. Despite schools being within 2 km, the high crime, noise and transit-oriented environment make it unsuitable for raising children. The data suggests this area could appeal to young professionals. Some market indicators point to a cooling trend. This is a transit hub, not a residential neighbourhood. Functionality scores 52/100 (excellent access and transport), but liveability scores only 44/100. The extreme footfall, crime, and urban intensity make it unsuitable for settled living. It may work for short-term rentals, corporate lets, or professionals who prioritise location above all else — but for most people looking for a home, this is not the right street.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
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 Register — awaiting public API access
Environment Agency flood zones
Property Market
Flat/Maisonette | Leasehold | Market: stable
Based on 5 transactions. Moderate sample — prices may not fully represent current market value.
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Nearby Amenities
Public Services Nearby
Public facilities within walking distance from Cotton's Gardens, with detailed information for each.
gyms & sports centres (2)
- Amica Shoreditch 234m · 3 min walk
- New City Fitness 252m · 3 min walk
hospitals (2)
- St Leonard's Hospital 626m · 8 min walk
- Moorfields at Hoxton 1111m · 14 min walk
libraries (3)
- Shoreditch Library 277m · 4 min walk
- Society of Genealogists 1330m · 17 min walk
- Dalston CLR James Library 1951m · 24 min walk
parks & green spaces (3)
- Fairchild’s Garden 122m · 2 min walk
- St Leonard's Churchyard 171m · 2 min walk
- Herb Garden 448m · 6 min walk
schools (5)
- St Monica's Catholic Primary School 213m · 3 min walk
- St John the Baptist Voluntary Aided Church of England Primary School 529m · 7 min walk
- Haggerston School 616m · 8 min walk
- Hoxton Garden Primary 643m · 8 min walk
- Comet Nursery School and Children's Centre 870m · 11 min walk
Transport Links
Similar Streets
- Weston Walk — Hackney44
- Hearn Street — Hackney44
- Kiffen Street — Hackney44
- St James's Approach — Hackney44
- Christina Square — Hackney44
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.