Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.56483, -0.08104

N16 0AD— Stoke Newington, Hackney

Location and area intelligence for N16 0AD, Stoke Newington, Hackney

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 38/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
69
Safety
80
Schools
100
Transport
38
Environment
81
Investment
46

The bottom line

N16 0AD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N16 0AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for N16 0AD

🛡️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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“The family fortress”

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How N16 0AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Grazebrook Primary School

Outstanding · Inspected Nov 2023 · 2 min walk

KS2: 109.7

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 10 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 34 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 27 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.5 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-18% vs borough

Crime by type

Anti-social behaviour26%
Other23%
Violence & sexual offences19%
Burglary8%
Theft6%
Vehicle crime6%
Drug offences6%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 384m

Crime is +13% 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.

N16 district median

£518,250

Based on 326 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£16,977/m²
Price per ft²£1,577/ft²
Avg floor area99.9 m²

EPC breakdown

C
6%
D
13%
E
2%

Based on 21 properties · Confidence: medium

Street mix

Terraced 67%Flat 33%

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 yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£249,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9%

Total change

+1228%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.8%

per year

Acceleration

-136.38

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 31 sales

Property Type Mix

Total: 31 sales

Terraced64.5%
Flat/maisonette35.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£124k£112k-9.2%1.8
Post-dot-com plateau2001–2004£277k£375k+35.4%1
Pre-crash peak2005–2007£210k£585k+178.6%1.7
GFC & correction2009–2011£310k£678k+118.6%1.7
Help-to-Buy recovery2013–2015£640k£977k+52.6%1.5
Rate-rise correction2022–2023£1.77m£640k-63.8%1
Current market2024–2025£1.55m£1.64m+5.8%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
9%
District
8.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing10
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Manor House Underground StationPiccadilly line
14.8 min walk
Stoke Newington

Nearby stations

Stoke Newington Rail StationGreater Anglia · Weaver
7 min walk
Stoke NewingtonNational Rail
7 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
14 min walk
Rectory Road Rail StationWeaver · Greater Anglia
14 min walk
Manor House Underground StationPiccadilly
15 min walk
No bus stops within 400m

51

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★41 min
Waterloo47 min ↑
Canary Wharf52 min ↑
City49 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

5

Car parks (800m)

8

EV chargers (800m)

Nearest car park363m
Santander docks (800m)0
Nearest cycle dock1.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G93%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.1 km away✗ Not Green Belt✗ Not AONB47% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.2 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield850.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BARTON HOUSE GROUP PRACTICE

233 ALBION ROAD, STOKE NEWINGTON, N16 9JT

7 min walk

79%

Recommend GP

79%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

52

Parks (1km)

20

Restaurants (800m)

19

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

17

Sports (1km)

4

Convenience

Nearest supermarketWhole Foods Market · 496 m
10 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

660m

Post office

Nearby shops

Meat N16318 m
Ved News321 m
Church Street Food & Wine328 m
Woody's Local384 m

Nearby cafes

Simply Coffee315 m
Lydia Bistro320 m
CoffeeKlatch320 m
Acoustic Stokey Garden322 m

Nearby restaurants

Schnitzel Forever316 m
Golden Dragon Fish & Chip Shop322 m
Vicoli di Napoli Pizzeria322 m
Cod & Brew337 m

Nearby pubs

The Lion302 m
The Clarence317 m
The Auld Shillelagh330 m
The Fox Reformed379 m

Nearby gyms

Clissold Park Tennis Pavilion401 m
Paddling Pool690 m
Clissold Leisure Centre710 m
Hackey Aerial Yoga720 m

Nearby pharmacies

Safedale329 m
Safedale Pharmacy455 m
Benjamin Chemist608 m
Allen Pharmacy891 m

Nearby health

Stoke Newington Dental Practice748 m
Food hygiene (5-star)62% of 91

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

ENIOLA CONSULTANCY SERVICES LIMITED
GOODWILL PRODUCTIONS LIMITED
GRACE STUDIOS LTD
INTO-IT ENTERPRISES LTD
THE AMATEUR WEATHER OBSERVERS LTD

Investment

Investment grade, yield and market outlook

46

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

42.5

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,794m
Crossrail 2 route492m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,291 nationally

1,469

Est. population

15,213/km²

65%

Employed

57%

Degree educated

£41,600

Median income

6.5%

Claimant rate

SuburbanVery high densityMixed

40

Community stability

Age profile

21%
23%
26%
18%
Under 1821%
18–3423%
35–4926%
50–6418%
65+12%

Tenure

15%
19%
23%
41%
Own outright15%
Own (mortgage)19%
Private rent23%
Social rent41%
Shared ownership1%
Rent free0%

Ethnicity

43%
19%
17%
White British43%
White Other19%
Asian6%
Black17%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household58%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Social rent41%
Private rent23%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
63
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
6
Major developments (800m)
2
Planning apps (3 years)
11
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
87 homes · SOUTH PART BEARSTEAD MEMORIAL HOSP. SITE, SOUTH PART BEARSTEAD MEMORIAL HOSP. SITE, LORDSHIP ROAD, (PHASE 3), N16
Pipeline pressure
NONE

Named schemes (500m)

Latitude (Former St Annes Convent), 77, Latitude (Former St Annes Convent), 77, Manor Road, N16 5BL83 homes
completed
90-108, 90-108, BOUVERIE ROAD, N1653 homes
completed
DEFOE ROAD DEPOT, DEFOE ROAD DEPOT, DEFOE ROAD, N1643 homes
completed
65-67 (Avigdor Site ), 65-67 (Avigdor Site ), Lordship Road, N16 0QY29 homes
completed
COMMERCIAL PREMISES AND YARD, 49-49A, COMMERCIAL PREMISES AND YARD, 49-49A, GRAYLING ROAD, N1628 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
19.0%
Ward turnout
48%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Jacob CableGreen
Ifhat ShaheenGreen
Reiner TegtmeyerGreen

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Key facts for N16 0AD

Full postcodeN16 0AD
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.564834
Longitude-0.081042
Parliamentary constituencyHackney North and Stoke Newington
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
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