Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.56002, -0.07839
N16 0EB— Stoke Newington, Hackney Location and area intelligence for N16 0EB, Stoke Newington, Hackney The family fortress
Top 5% London Schools 100% Safety 83/100 Transport 52/100 Low yield 1.26% Only 1 sales — thin data ⚠ Knotweed sites nearby
Best for: Families, Owner-occupiers
Exceptional for families — top safety and school scores
N16 0EB 80 Liveability 83 Safety 52 Transport £1760k Avg price
Families Schools, safety, green space, family amenities Match: Strong Professionals Commute, connectivity, restaurants, gyms Match: Moderate Investors Yield, gentrification, liquidity, pipeline Match: Weak First-time buyers Affordability, mortgage, stamp duty, value Match: Weak Key facts for N16 0EB Full postcode N16 0EB
Postcode district N16
Borough London Borough of Hackney
Ward Stoke Newington
Latitude 51.560016
Longitude -0.078388
Parliamentary constituency Hackney North and Stoke Newington
Country England
Region Greater London
Area Profile & Benchmarks Area identity and London comparisons
Area Identity
Inner city
Very high Young professionals
Excellent Positive Risk: Low
London Benchmarks
vs London avg price vs London income vs London crime Deep-dive guides for N16 0EB
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“The family fortress”
Schools 18 Apr Nearest schools and Ofsted ratings
Excellent for families
★ Top school within 1km
★★★
Primary
William Patten Primary School
Outstanding · 4 min walk
KS2: 107.0
—
Secondary
Stoke Newington School and Sixth Form
Not yet inspected · 6 min walk
P8: +0.30 A8: 52.3
100% of local schools rated Good or Outstanding
Childcare
Childcare
Comet Nursery School and Children's Centre
Not inspected · 33 min walk
9 primaries · 1 secondaries · 0 childcare — within 1km
Safety 5 Jun Crime rates and local incidents
LOW CRIME
6.4 incidents per 1,000 residents
↑ Rising 20.0% from a low base — still below London average
-87% vs borough
Crime by type
Violence & sexual offences 8%
Crime is 90% below London average
Property 1 May Prices, sales volume and market trends
⚠️ Low transaction volume — only 1 sale in 24 months. Price figures may not reflect the wider area. Treat with caution.
£1,760,000
Median sale price
£1,760,000 is 238% above the London median (£520,000)
Sales (24 months) 1
New build 0.0%
Price per m² £17,188/m²
Price per ft² £1,597/ft²
Avg floor area 102.4 m²
EPC breakdown
Based on 20 properties · Confidence: medium
Street mix
Semi 4% Terraced 88% Detached 4% Other 4%
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
Stamp duty
Standard buyer £122,450
First-time buyer FTB
£122,450 Additional property BTL/2nd
£175,250 England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
2-year fixed 4.58%
5-year fixed 4.32%
SVR 7.25%
Bank of England (monthly average)
Energy & construction
Solar yield 851 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Rebuild cost estimate £256,000
Rebuild cost per m² £2,500/m²
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Construction era 1900-1929
Walls Solid brick, as built, no insulation (assumed)
Roof Pitched, no insulation (assumed)
Heating fuel mains gas (not community)
Glazing Fully double glazed
Council tax band Band E Annual charge £2,105
Price growth potential High
Transport 1 May Public transport accessibility and links
🚇 Manor House Underground Station Piccadilly line
20.6 min walk Nearby stations
🚇 Stoke Newington Rail Station Weaver · Greater Anglia
9 min walk 🚂 Stoke Newington National Rail
9 min walk 🚇 Rectory Road Rail Station Weaver · Greater Anglia
9 min walk 🚇 Dalston Kingsland Rail Station Mildmay
17 min walk 🚇 Clapton Rail Station Weaver · Greater Anglia
19 min walk 🚌 3 bus routes · 8 stops within 400m · 5 buses/hr peak
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV Car parks, spaces and charging points
Total spaces (800m) 2
Nearest car park 368m
Santander docks (800m) 0
Nearest cycle dock 1.5 km
Connectivity Broadband and mobile coverage
Mobile operators
EE O2 Vodafone Three
Avg download speed 500 Mbps
Median download 450 Mbps
Superfast coverage 100%
All operators 5G 93%
Broadband providers
BT Sky TalkTalk Vodafone Virgin Media
Environment 22 Apr Flood risk, air quality and noise
Surface water MEDIUM
Medium Air quality LOW
NO₂: 15.0 µg/m³ · PM2.5: 8.0 µg/m³ Radon risk LOW
0.5% of local properties affected ULEZ zone · £12.50/day CCZ: 3.6 km away ✗ Not Green Belt ✗ Not AONB 48% green space Tree canopy: 70%
Nearest SSSI: Walthamstow Marshes SSSI — 2.2 km
Energy
Solar: 851 kWh/kWp/yr Heat pump: Suitable EPC upgrade: Medium
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Climate Local weather conditions and energy potential
Solar yield 850.9 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
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
Nearest hospital St Ann's Hospital · 2.4 km
Nearest A&E WHITTINGTON HEALTH NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68% 74.4%
Amenities Shops, restaurants, parks and more
Nearest supermarket Whole Foods Market · 326 m
10 tennis courts 1 swimming pools 2 sports halls
Nearby shops
5 Sapphires 41 m
Church Street Food & Wine 239 m
Ved News 249 m
Meat N16 254 m
Nearby cafes
Esters 24 m
The Good Egg 228 m
Acoustic Brasserie 229 m
The Blue Legume 232 m
Nearby restaurants
Golden Dragon Fish & Chip Shop 247 m
Escocesa 255 m
Schnitzel Forever 256 m
Il Bacio Express 257 m
Nearby pubs
The Prince 4 m
The Auld Shillelagh 237 m
The Clarence 257 m
The Lion 282 m
Nearby gyms
Muslceworks Gym 337 m
Clissold Leisure Centre 513 m
Yoga Home 558 m
Hackey Aerial Yoga 567 m
Nearby pharmacies
Safedale 255 m
Safedale Pharmacy 364 m
Benjamin Chemist 416 m
Allen Pharmacy 481 m
Nearby health
Stoke Newington Dental Practice 287 m
Food hygiene (5-star) 56% of 213
Business Local businesses registered here
Dissolved (last 12 months) 0
Right-to-buy sales (5yr) 300
High street
A High street health
Registered businesses
ARTS & PARTS LTD
BOB HOLLYWOOD DESIGN LTD
GOLDEN AGE PUBS LTD
IU PROPERTY LTD
KYNASTON OPERATIONS LIMITED
+1 more
Investment Investment grade, yield and market outlook
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (1.26%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.
Avg monthly rent £1,850 London avg: £1,950/mo
Gross yield 1.26% (low) London avg: 3.8% Gentrification score 39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition 300
Sales last 12 months 0
Rental market
Young professional Tenant profile
Future outlook
Strong gentrification momentum Low-deprivation area Active regeneration zone
Infrastructure pipeline
Infrastructure score 35/100
Bakerloo Extension route 7,302m
Crossrail 2 route 277m
Demographics 22 Apr Population, deprivation and income
Decile 8/10
Less deprived than average
Index of Multiple Deprivation
Rank: 24,244 nationally
1,756
Est. population
18,239/km²
Inner city Very high density Young professionals
Employment & lifestyle
Managerial / professional 59%
Routine / semi-routine 8%
No car household 47%
Unemployed 3%
No qualifications 7%
Housing tenure (Census 2021)
vs. London
Income vs London +17.9%
Price vs London +238.5%
Planning Conservation areas and development
Listed buildings (800m) 84
Live planning apps (800m) 35
Residential apps (800m) 15
Major developments (800m) 2
Planning apps (3 years) 17
Opportunity area Lee Valley
CIL rate (residential) £200/m²
Japanese knotweed sites (400m) 11
Regeneration status Active
Regeneration investment £0.8bn
Housing pipeline (800m)
Largest scheme 83 homes · Latitude (Former St Annes Convent), 77, Latitude (Former St Annes Convent), 77, Manor Road, N16 5BL
Named schemes (500m)
DEFOE ROAD DEPOT, DEFOE ROAD DEPOT, DEFOE ROAD, N16 43 homes
completed 35, 37 & 39, 35, 37 & 39, Stoke Newington High Street, N16 40 homes
completed 145-153A, 145-153A, STOKE NEWINGTON CHURCH STREET, N16 24 homes
completed NURSERY SCHOOL SITE, NURSERY SCHOOL SITE, VICTORIAN GROVE, N16 22 homes
completed EAST PART OF FORMER BUILDERS MERCHANTS, 32-40, EAST PART OF FORMER BUILDERS MERCHANTS, 32-40, NEWINGTON CHURCH STREET, N16 15 homes
completed
Politics Local councillors and MP
MP Ms Diane Abbott (Independent)
Constituency Hackney North and Stoke Newington
Councillors
Jacob Cable Green
Ifhat Shaheen Green
Reiner Tegtmeyer Green
Stamp Duty & Affordability Calculator Stamp duty on median price (£1,760,000)
Affordability check — your annual salary
£
£40k £60k £80k £100k £120k
Deposit
5% (£88,000) 10% (£176,000) 15% (£264,000) 20% (£352,000) 25% (£440,000)
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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The bottom line
N16 0EB offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £1,760,000 median — 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.
Check your dealbreakers
Toggle the things that matter to you — see how N16 0EB scores on each.
Do you commute into central London daily? Yes?
Do you have or plan to have school-age children? Yes?
Do you work from home? Yes?
Do you cycle regularly? Yes?
Is noise a dealbreaker for you? Yes?
Toggle a question above to see how N16 0EB meets your needs.
Compare Hackney with nearby boroughs:
What else could £1.8m buy?
Similar-priced postcodes — sorted by transport score.
Frequently asked questions What borough is N16 0EB in? What are property prices in N16 0EB? How good is transport in N16 0EB? What are the schools like near N16 0EB? What is the liveability score for N16 0EB?
Data freshness When each data source was last updated
gp 1 May
cqc 8 May
epc 18 Apr
imd 24 Apr
lha 18 Apr
tfl 1 May
prow 21 Apr
ptal 17 Apr
seed 17 Apr
crime 5 Jun
flood 22 Apr
radon 18 Apr
census 25 Apr
mobile 18 Apr
nhs ae 5 Jun
sports 18 Apr
parking 4 May
schools 1 May
streets 18 Apr
planning 1 Jun
property 1 May
amenities 4 May
broadband 18 Apr
buildings 18 Apr
bus stops 4 May
elections 9 May
ethnicity 7 Jun
gp survey 18 Apr
green belt 18 Apr
parliament 19 Apr
tfl cycles 2 May
air quality 19 May
bgs geology 18 Apr
councillors 9 May
dfe schools 18 Apr
fsa hygiene 1 May
green space 22 Apr
demographics 22 Apr
voa property 24 Apr
bgs landslide 18 Apr
bus frequency 7 Jun
national rail 1 May
rental market 2 Jun
claimant count 18 Apr
street profile 8 Jun
water provider 9 Jun
companies house 18 Apr
housing pipeline 18 Apr
population density 18 Apr
surface water flood 18 Apr
Trusted official data sources Office for
National Statistics