Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.56411, -0.08536

N16 0HS— Clissold, Hackney

Location and area intelligence for N16 0HS, Clissold, Hackney

The family fortress

 

Bottom 25% LondonSchools 100%Safety 85/100Transport 34/100~4% 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
85
Schools
100
Transport
34
Environment
83
Investment
49

The bottom line

N16 0HS 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 0HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for N16 0HS

🛡️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 0HS 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 · 9 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.5 incidents per 1,000 residents

Better than 75% of London
→ Stable

-61% vs borough

Crime by type

Other36%
Violence & sexual offences17%
Anti-social behaviour16%
Burglary11%
Theft8%
Drug offences6%
Vehicle crime5%
Robbery2%

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 · 612m

Crime is 45% below 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£4,227/m²
Price per ft²£393/ft²
Avg floor area124.1 m²

EPC breakdown

C
3%
D
8%
E
3%

Based on 14 properties · Confidence: medium

Street mix

Semi 40%Terraced 47%Flat 7%Other 7%

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£310,250
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 DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+2.4%

Total change

+102%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.6%

per year

Acceleration

-140.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached42.9%
Terraced50%
Flat/maisonette7.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£250k£470k+88%1
Post-dot-com plateau2003–2003£535k£535k+0%1
Pre-crash peak2005–2005£523k£523k+0%2
GFC & correction2008–2008£645k£645k+0%1
Help-to-Buy recovery2015–2016£1.10m£700k-36.4%1
Pandemic surge2021–2021£510k£510k+0%1
Rate-rise correction2023–2023£980k£980k+0%1
Current market2025–2025£504k£504k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Manor House Underground StationPiccadilly line
12.6 min walk
Stoke Newington

Nearby stations

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

41

Walkability score

85

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

5

Car parks (800m)

9

EV chargers (800m)

Nearest car park414m
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: 3.9 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 67%
More green space than 97% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.5 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

4

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

8

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

19

Sports (1km)

0

Convenience

Nearest supermarketYOHOME Oriental Lifestyle · 814 m
10 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

853m

Post office

Nearby shops

Stokey’s Delicatessen362 m
Woody's Local364 m
Ved News440 m
Church Street Food & Wine461 m

Nearby cafes

Fink's338 m
13th Floor Coffee361 m
Petit Coin363 m
Sapid Coffee365 m

Nearby restaurants

AUN365 m
Cod & Brew374 m
Nando's398 m
Vicoli di Napoli Pizzeria412 m

Nearby pubs

Rose & Crown362 m
The Fox Reformed365 m
The Lion396 m
The Auld Shillelagh466 m

Nearby gyms

Clissold Park Tennis Pavilion92 m
Paddling Pool482 m
Stoke Newington West Reservoir Centre506 m
The Castle Climbing Centre508 m

Nearby pharmacies

Safedale Pharmacy371 m
Safedale511 m
Allen Pharmacy810 m

Nearby health

The Heron Practice741 m
Cedar Practice751 m
Statham Grove Surgery821 m
Woodberry Down Dental Practice1.0 km
Food hygiene (5-star)61% of 54

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BEEBRITE FASHIONS LIMITED
CLISSOLD PROPERTIES LIMITED
GERALDINE HOLDINGS LIMITED
MAGICAL THINKING LIMITED
SEQUINPARK LIMITED

Investment

Investment grade, yield and market outlook

49

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 score24/100
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

51.8

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,669m
Crossrail 2 route786m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,309 nationally

1,804

Est. population

15,516/km²

73%

Employed

58%

Degree educated

£41,600

Median income

3.2%

Claimant rate

SuburbanVery high densityEstablished mixed

39

Community stability

Age profile

24%
24%
26%
16%
Under 1824%
18–3424%
35–4927%
50–6416%
65+10%

Tenure

21%
25%
37%
16%
Own outright21%
Own (mortgage)25%
Private rent37%
Social rent16%
Shared ownership1%
Rent free0%

Ethnicity

52%
26%
White British52%
White Other26%
Asian4%
Black6%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine10%
No car household54%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent37%
Social rent16%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
47
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
5
Major developments (800m)
1
Planning apps (3 years)
6
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)
12
Largest scheme
120 homes · LAND TO THE NORTH OF, INCLUDING 51A,53B,C,D, LAND TO THE NORTH OF, INCLUDING 51A,53B,C,D, CARYSFORT ROAD, 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
207-223, 207-223, STOKE NEWINGTON CHURCH STREET, PARK CRESCENT, N1640 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
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
20.5%
Ward turnout
47%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Sam MathysGreen
George Sheldon GrünGreen
Rachel MaguireLabour

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Key facts for N16 0HS

Full postcodeN16 0HS
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.564113
Longitude-0.085357
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