Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.55991, -0.07738

N16 0DS— Stoke Newington, Hackney

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

The family fortress

 

Top 5% LondonSchools 100%Safety 80/100Transport 49/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families, Investors, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
76
Safety
80
Schools
100
Transport
49
Environment
81
Investment
68

The bottom line

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

The catch: 10 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N16 0DS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N16 0DS

🛡️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 0DS 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 · 7 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 33 min walk

11 primaries · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 296m

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area125.1 m²

EPC breakdown

C
4%
D
6%

Based on 10 properties · Confidence: medium

Street mix

Terraced 76%Flat 24%

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£312,750
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,105
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+9.1%

Total change

+1141%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.8%

per year

Acceleration

+98.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Terraced76.2%
Flat/maisonette23.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£109k£283k+159.8%2
Post-dot-com plateau2001–2002£235k£360k+53.5%1
Pre-crash peak2005–2007£285k£695k+143.9%1
GFC & correction2009–2011£622k£775k+24.6%1
Help-to-Buy recovery2013–2013£860k£860k+0%1
Brexit uncertainty2017–2018£1.25m£1.15m-8%2
Pandemic surge2020–2020£1.39m£1.39m+0%1
Rate-rise correction2022–2023£1.42m£850k-40.1%2
Current market2024–2024£1.35m£1.35m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.9% alpha

Terraced-1.9% α
Local
8.6%
District
10.5%

CAGR over 18yr 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
Seasonal Timing11
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Rectory Road Rail StationWeaver · Greater Anglia
8 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
8 min walk
Stoke NewingtonNational Rail
8 min walk
Dalston Kingsland Rail StationMildmay
16 min walk
Clapton Rail StationWeaver · Greater Anglia
18 min walk
No bus stops within 400m

66

Walkability score

159

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria45 min ↑
Waterloo50 min ↑
Canary Wharf ★35 min
City41 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

3

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)2
Nearest car park439m
Santander docks (800m)0
Nearest cycle dock1.4 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: 3.6 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 70%
More green space than 95% 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

6 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 · 2.4 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

97

Parks (1km)

58

Restaurants (800m)

39

Cafes (800m)

7

Pubs (400m)

5

Pharmacies (800m)

1

Gyms (1km)

10

Sports (1km)

12

Convenience

Nearest supermarketJarr Market · 227 m
7 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

293m

Post office

Nearby shops

5 Sapphires40 m
Al Samid Fruit & Veg216 m
Gallo Nero IA 2219 m
Cookery227 m

Nearby cafes

Esters51 m
Bodrum Cafe Bar229 m
Coffee Break & Restaurant243 m
Costa245 m

Nearby restaurants

Good Pizza216 m
Fanny's Kebabs242 m
The Fishery Fish Bar244 m
Escocesa246 m

Nearby pubs

The Prince67 m
The White Hart219 m
Loading Bar242 m
Fanny's Bar242 m

Nearby gyms

Muslceworks Gym267 m
Yoga Home567 m
Clissold Leisure Centre579 m
Hackey Aerial Yoga634 m

Nearby pharmacies

Safedale279 m
Benjamin Chemist368 m
Safedale Pharmacy434 m
Allen Pharmacy525 m

Nearby health

Stoke Newington Dental Practice216 m
Food hygiene (5-star)56% of 229

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

444 LOLLIPOPS LIMITED
CULTURE DECLARES UK CIC
MARTENSON CONSULTING LIMITED
PARKVILLE FILM 2013 LTD

Investment

Investment grade, yield and market outlook

68

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 score40/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

67.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,305m
Crossrail 2 route207m

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
No
Article 4 area
No
Listed buildings (800m)
74
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
13
Major developments (800m)
2
Planning apps (3 years)
18
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
10
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
35
Largest scheme
61 homes · 15-21, 15-21, NORTHWOLD ROAD, N16
Pipeline pressure
NONE

Named schemes (500m)

DEFOE ROAD DEPOT, DEFOE ROAD DEPOT, DEFOE ROAD, N1643 homes
completed
35, 37 & 39, 35, 37 & 39, Stoke Newington High Street, N1640 homes
completed
145-153A, 145-153A, STOKE NEWINGTON CHURCH STREET, N1624 homes
completed
NURSERY SCHOOL SITE, NURSERY SCHOOL SITE, VICTORIAN GROVE, N1622 homes
completed
EAST PART OF FORMER BUILDERS MERCHANTS, 32-40, EAST PART OF FORMER BUILDERS MERCHANTS, 32-40, NEWINGTON CHURCH STREET, 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 0DS

Full postcodeN16 0DS
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.559909
Longitude-0.077383
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