Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.56206, -0.07820

N16 0AS— Stoke Newington, Hackney

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

The family fortress

 

Top 5% LondonSchools 100%Safety 80/100Transport 50/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
77
Safety
80
Schools
100
Transport
50
Environment
81
Investment
53

The bottom line

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

The catch: 11 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N16 0AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.9% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for N16 0AS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N16 0AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

William Patten Primary School

Outstanding · Inspected Oct 2023 · 3 min walk

KS2: 107.0

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 8 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 38 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 36 min walk

9 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

72.3 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-20% vs borough

Crime by type

Other31%
Violence & sexual offences22%
Anti-social behaviour19%
Burglary10%
Vehicle crime7%
Drug offences4%
Robbery4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

8

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 106m

Crime is +11% 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£8,647/m²
Price per ft²£803/ft²
Avg floor area108 m²

EPC breakdown

B
1%
C
8%
D
10%
E
3%

Based on 22 properties · Confidence: medium

Street mix

Semi 4%Terraced 13%Flat 75%Other 8%

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£270,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,105
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.2%

Total change

+1301%

Market Activity

Price Velocity & Acceleration

Current Velocity

+101.6%

per year

Acceleration

+175.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached4.5%
Terraced13.6%
Flat/maisonette81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£90k£438k+386.4%1.2
Post-dot-com plateau2001–2003£233k£180k-22.6%3
Pre-crash peak2007–2007£490k£490k+0%1
GFC & correction2008–2010£367k£417k+13.6%1
Help-to-Buy recovery2014–2016£1.03m£705k-31.9%1.5
Brexit uncertainty2018–2018£700k£700k+0%1
Pandemic surge2021–2021£578k£578k+0%1
Rate-rise correction2022–2022£2.43m£2.43m+0%1
Current market2024–2025£625k£1.26m+101.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-21.1% alpha

Flat/maisonette-21.1% α
Local
-12%
District
9.1%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Stoke Newington Rail StationGreater Anglia · Weaver
6 min walk
Stoke NewingtonNational Rail
6 min walk
Rectory Road Rail StationWeaver · Greater Anglia
10 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
17 min walk
Clapton Rail StationGreater Anglia · Weaver
18 min walk
No bus stops within 400m

64

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

1.6 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria43 min ↑
Waterloo50 min ↑
Canary Wharf44 min ↓
City ★37 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

4

Car parks (800m)

9

EV chargers (800m)

Nearest car park413m
Santander docks (800m)0
Nearest cycle dock1.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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: 3.8 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.1 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

5 min walk

79%

Recommend GP

79%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

52

Restaurants (800m)

36

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

6

Convenience

Nearest supermarketWhole Foods Market · 204 m
10 tennis courts3 sports halls

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

334m

Post office

Nearby shops

Meat N1663 m
Church Street Food & Wine98 m
Ved News123 m
GAIL's131 m

Nearby cafes

Trattoria da Luigi34 m
The Good Egg37 m
Acoustic Brasserie64 m
The Blue Legume76 m

Nearby restaurants

Il Bacio Express29 m
Escocesa93 m
Zia Lucia110 m
Golden Dragon Fish & Chip Shop119 m

Nearby pubs

The Clarence60 m
The Auld Shillelagh93 m
The Lion167 m
The Prince228 m

Nearby gyms

Muslceworks Gym434 m
Clissold Leisure Centre611 m
Clissold Park Tennis Pavilion623 m
Hackey Aerial Yoga650 m

Nearby pharmacies

Safedale38 m
Benjamin Chemist331 m
Safedale Pharmacy378 m
Allen Pharmacy669 m

Nearby health

Stoke Newington Dental Practice386 m
Food hygiene (5-star)57% of 204

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
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

44 MARKET PLACE LIMITED
75 STOKE NEWINGTON CHURCH ST LIMITED
DAY AT THE BEACH LIMITED
JS TAILORING LTD
LEXGATE LTD.

+1 more

Investment

Investment grade, yield and market outlook

53

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 score38/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

67.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,527m
Crossrail 2 route277m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,244 nationally

1,756

Est. population

18,239/km²

73%

Employed

71%

Degree educated

£49,500

Median income

4.3%

Claimant rate

Inner cityVery high densityYoung professionals

47

Community stability

Age profile

24%
24%
26%
16%
Under 1824%
18–3424%
35–4926%
50–6416%
65+10%

Tenure

27%
34%
28%
Own outright27%
Own (mortgage)34%
Private rent28%
Social rent10%
Shared ownership1%

Ethnicity

55%
20%
White British55%
White Other20%
Asian7%
Black7%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine8%
No car household47%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent28%
Social rent10%

vs. London

Income vs London+17.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
84
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
11
Major developments (800m)
2
Planning apps (3 years)
15
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
11

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
25
Largest scheme
83 homes · Latitude (Former St Annes Convent), 77, Latitude (Former St Annes Convent), 77, Manor Road, N16 5BL
Pipeline pressure
NONE

Named schemes (500m)

90-108, 90-108, BOUVERIE ROAD, N1653 homes
completed
DEFOE ROAD DEPOT, DEFOE ROAD DEPOT, DEFOE ROAD, N1643 homes
completed
145-153A, 145-153A, STOKE NEWINGTON CHURCH STREET, N1624 homes
completed
EAST PART OF FORMER BUILDERS MERCHANTS, 32-40, EAST PART OF FORMER BUILDERS MERCHANTS, 32-40, NEWINGTON CHURCH STREET, N1615 homes
completed
ST MARY'S CHURCH ROOMS, ST MARY'S CHURCH ROOMS, DEFOE ROAD, N1615 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 0AS

Full postcodeN16 0AS
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.562063
Longitude-0.078201
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
Ordnance
Survey