Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.56539, -0.08269

N16 0BL— Stoke Newington, Hackney

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

The family fortress

 

Schools 100%Safety 84/100Transport 37/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
65
Safety
84
Schools
100
Transport
37
Environment
81
Investment
55

The bottom line

N16 0BL 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: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N16 0BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for N16 0BL

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N16 0BL 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 · 11 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 32 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.9 incidents per 1,000 residents

Better than 66% of London
→ Stable

-49% vs borough

Crime by type

Anti-social behaviour33%
Other27%
Violence & sexual offences19%
Vehicle crime8%
Theft5%
Burglary5%
Robbery3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 512m

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area109.4 m²

EPC breakdown

C
4%
D
12%
E
2%

Based on 18 properties · Confidence: medium

Street mix

Terraced 81%Flat 19%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£273,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+9.6%

Total change

+1096%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.7%

per year

Acceleration

-22.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 26 sales

Property Type Mix

Total: 26 sales

Terraced80.8%
Flat/maisonette19.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£115k£246k+113.9%1.3
Post-dot-com plateau2001–2003£290k£407k+40.3%2.7
Pre-crash peak2005–2005£418k£418k+0%1
GFC & correction2009–2010£665k£628k-5.6%2.5
Help-to-Buy recovery2014–2014£775k£775k+0%2
Brexit uncertainty2017–2019£1.51m£1.22m-19.4%1
Pandemic surge2021–2021£1.44m£1.44m+0%2
Rate-rise correction2022–2022£1.38m£1.38m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
8.4%
District
8.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position40

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
13.3 min walk
Stoke Newington

Nearby stations

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

43

Walkability score

70

Footpaths (500m)

0

Santander docks (800m)

1.9 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

6

Car parks (800m)

7

EV chargers (800m)

Nearest car park450m
Santander docks (800m)0
Nearest cycle dock1.9 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 waterMEDIUM
Medium
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 AONB50% green spaceTree canopy: 49%
More green space than 95% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.3 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

1

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

11

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lion (390 m)

Nearest supermarketWhole Foods Market · 625 m
10 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

816m

Post office

Nearby shops

Ved News419 m
Meat N16431 m
Church Street Food & Wine432 m
Woody's Local438 m

Nearby cafes

Simply Coffee396 m
CoffeeKlatch410 m
Lydia Bistro410 m
Sapid Coffee422 m

Nearby restaurants

Cod & Brew408 m
Vicoli di Napoli Pizzeria411 m
Schnitzel Forever412 m
Golden Dragon Fish & Chip Shop421 m

Nearby pubs

The Lion390 m
The Clarence430 m
The Fox Reformed434 m
The Auld Shillelagh434 m

Nearby gyms

Clissold Park Tennis Pavilion318 m
Stoke Newington West Reservoir Centre621 m
The Castle Climbing Centre676 m
Paddling Pool681 m

Nearby pharmacies

Safedale447 m
Safedale Pharmacy490 m
Benjamin Chemist738 m
Allen Pharmacy940 m

Nearby health

Stoke Newington Dental Practice870 m
Woodberry Down Dental Practice994 m
Statham Grove Surgery1.0 km
Food hygiene (5-star)65% of 75

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

MAL ESTATES LTD

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

28.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,836m
Crossrail 2 route610m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,566 nationally

1,722

Est. population

19,733/km²

51%

Employed

38%

Degree educated

£41,600

Median income

7.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

38%
20%
17%
Under 1838%
18–3420%
35–4917%
50–6412%
65+12%

Tenure

24%
48%
Own outright12%
Own (mortgage)13%
Private rent24%
Social rent48%
Shared ownership3%
Rent free0%

Ethnicity

52%
14%
17%
White British52%
White Other14%
Asian4%
Black17%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine14%
No car household56%
Unemployed3%
No qualifications22%

Housing tenure (Census 2021)

Social rent48%
Private rent24%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
59
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
7
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
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)

SOUTH PART BEARSTEAD MEMORIAL HOSP. SITE, SOUTH PART BEARSTEAD MEMORIAL HOSP. SITE, LORDSHIP ROAD, (PHASE 3), N1687 homes
completed
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
BEARSTED MEMORIAL HOSPITAL, BEARSTED MEMORIAL HOSPITAL, LORDSHIP ROAD, N1632 homes
completed
65-67 (Avigdor Site ), 65-67 (Avigdor Site ), Lordship Road, N16 0QY29 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 0BL

Full postcodeN16 0BL
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.565392
Longitude-0.082692
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