Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.56160, -0.07985

N16 0RB— Stoke Newington, Hackney

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

The family fortress

 

Top 5% LondonSchools 100%Safety 78/100Transport 44/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
75
Safety
78
Schools
100
Transport
44
Environment
81
Investment
49

The bottom line

N16 0RB 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 0RB

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+27.0% vs London avg

Deep-dive guides for N16 0RB

🛡️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 0RB 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 · 5 min walk

KS2: 109.7

—

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 32 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.6 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

-8% vs borough

Crime by type

Other31%
Anti-social behaviour21%
Violence & sexual offences21%
Theft10%
Drug offences6%
Vehicle crime5%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 231m

Crime is +27% 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£13,180/m²
Price per ft²£1,224/ft²
Avg floor area90.3 m²

EPC breakdown

B
1%
D
11%
E
4%

Based on 16 properties · Confidence: medium

Street mix

Semi 21%Terraced 79%

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£225,750
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)
RoofPitched, no insulation (assumed)
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

+8.8%

Total change

+1142%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.4%

per year

Acceleration

+2.56

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 47 sales

Property Type Mix

Total: 47 sales

Semi-detached21.3%
Terraced78.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£233k+150%2.4
Post-dot-com plateau2001–2004£218k£280k+28.7%2
Pre-crash peak2005–2007£345k£572k+65.8%3.7
GFC & correction2009–2012£455k£520k+14.3%1.3
Help-to-Buy recovery2013–2016£610k£820k+34.4%1.2
Brexit uncertainty2019–2019£1.05m£1.05m+0%1
Pandemic surge2020–2020£1.07m£1.07m+0%1
Rate-rise correction2022–2022£1.02m£1.02m+0%3
Current market2024–2025£1.07m£1.16m+7.4%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
9.6%
District
9.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

61

Walkability score

141

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)

Total spaces (800m)2
Nearest car park287m
Santander docks (800m)0
Nearest cycle dock1.6 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: 3.8 km away✗ Not Green Belt✗ Not AONB48% 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

4 min walk

79%

Recommend GP

79%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

47

Restaurants (800m)

33

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

19

Sports (1km)

7

Convenience

Nearest supermarketWhole Foods Market · 325 m
10 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

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)

435m

Post office

Nearby shops

Ved News48 m
Church Street Food & Wine49 m
Meat N1692 m
Woody's Local168 m

Nearby cafes

Green Room Cafe48 m
Acoustic Stokey Garden49 m
Lydia Bistro59 m
CoffeeKlatch59 m

Nearby restaurants

Golden Dragon Fish & Chip Shop47 m
Schnitzel Forever53 m
Vicoli di Napoli Pizzeria62 m
Nando's89 m

Nearby pubs

The Auld Shillelagh51 m
The Lion79 m
The Clarence97 m
The Fox Reformed161 m

Nearby gyms

Clissold Leisure Centre487 m
Muslceworks Gym496 m
Hackey Aerial Yoga526 m
Paddling Pool537 m

Nearby pharmacies

Safedale117 m
Safedale Pharmacy254 m
Benjamin Chemist449 m
Allen Pharmacy570 m

Nearby health

Stoke Newington Dental Practice446 m
Statham Grove Surgery821 m
Food hygiene (5-star)56% of 183

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

FINGAZ STUDIO LTD
LI INVESTMENTS LTD
STANDFIRST CREATIVE STRATEGY LIMITED
WHILE IN JAIL LTD

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 score35/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

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

65.3

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,455m
Crossrail 2 route388m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,092 nationally

1,441

Est. population

16,459/km²

72%

Employed

70%

Degree educated

£49,500

Median income

2.6%

Claimant rate

Inner cityVery high densityYoung professionals

45

Community stability

Age profile

21%
26%
24%
19%
Under 1821%
18–3426%
35–4924%
50–6419%
65+10%

Tenure

23%
31%
27%
18%
Own outright23%
Own (mortgage)31%
Private rent27%
Social rent18%
Shared ownership0%
Rent free0%

Ethnicity

57%
18%
White British57%
White Other18%
Asian7%
Black7%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine9%
No car household49%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent27%
Social rent18%

vs. London

Income vs London+17.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
85
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
16
Commercial apps (800m)
10
Major developments (800m)
2
Planning apps (3 years)
11
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)
13
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
14 & 27-38, 14 & 27-38, LORDSHIP GROVE, N16 0QA16 homes
completed
203-205, 203-205, ALBION 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 0RB

Full postcodeN16 0RB
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.561604
Longitude-0.079851
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