Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.55911, -0.07830

N16 0SX— Stoke Newington, Hackney

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

The family fortress

 

Top 5% LondonSchools 100%Safety 80/100Transport 48/100Low yield 2.28%

Best for: Families, Owner-occupiers

Compare areas

Strong for families — high safety and school scores

Liveability
79
Safety
80
Schools
100
Transport
48
Environment
81
Investment
43

The bottom line

N16 0SX offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £975,000 median — a strong choice for Families and Owner-occupiers.

Check your dealbreakers

Toggle the things that matter to you — see how N16 0SX scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N16 0SX meets your needs.

Location

N16 0SX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+87.5% vs London avg
vs London income+17.9% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for N16 0SX

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N16 0SX with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How N16 0SX 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 · 5 min walk

KS2: 107.0

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 6 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 32 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 395m

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

£975,000

Median sale price

Top 25% — 88% above London median

£975,000 is 88% above the London median (£520,000)

-46.9%

This year

Terraced

Dominant type

Price history

5-year change
+97.0%
Sales (24 months)9
New build0.0%
Avg terraced£1,326,000
Avg flat£517,500
Price per m²£10,428/m²
Price per ft²£969/ft²
Avg floor area90.8 m²

EPC breakdown

C
16%
D
23%
E
5%

Based on 44 properties · Confidence: high

Street mix

Semi 1%Terraced 55%Flat 43%

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£38,750
First-time buyerFTB
£38,750
Additional propertyBTL/2nd
£68,000

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

19.7×

Price-to-income

£4,877/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£227,000
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 EAnnual charge £2,105
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+449%

Market Activity

Price Velocity & Acceleration

Current Velocity

-52.3%

per year

Acceleration

-21.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £125k–£150k · 72 sales

Property Type Mix

Total: 72 sales

Semi-detached1.4%
Terraced56.9%
Flat/maisonette41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£102k£225k+120.6%2.8
Post-dot-com plateau2001–2004£153k£324k+111.2%3
Pre-crash peak2005–2007£360k£550k+52.9%2.7
GFC & correction2008–2012£300k£729k+143%2.6
Help-to-Buy recovery2013–2015£800k£868k+8.4%1.5
Brexit uncertainty2019–2019£823k£823k+0%2
Pandemic surge2020–2021£403k£495k+22.9%3.5
Rate-rise correction2022–2022£1.70m£1.70m+0%1
Current market2024–2025£1.17m£560k-52.3%4.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Weakest performer

Flat/maisonette

-0.1% alpha

Terraced+0.1% α
Local
8.9%
District
8.8%
Flat/maisonette-0.1% α
Local
5.1%
District
5.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
21.5 min walk
Stoke Newington

Nearby stations

Rectory Road Rail StationWeaver · Greater Anglia
9 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
10 min walk
Stoke NewingtonNational Rail
10 min walk
Dalston Kingsland Rail StationMildmay
15 min walk
Clapton Rail StationWeaver · Greater Anglia
19 min walk
No bus stops within 400m

63

Walkability score

141

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)

9

EV chargers (800m)

Total spaces (800m)2
Nearest car park403m
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: 3.5 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 70%
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

5 min walk

79%

Recommend GP

79%

Overall GP experience

7

GPs within 1km

4

Dentists within 1km

1

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

93

Parks (1km)

52

Restaurants (800m)

38

Cafes (800m)

4

Pubs (400m)

5

Pharmacies (800m)

5

Gyms (1km)

18

Sports (1km)

5

Convenience

Nearest supermarketJarr Market · 266 m
10 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

393m

Post office

Nearby shops

5 Sapphires118 m
Düzce Supermarket162 m
Tesco Express267 m
Gallo Nero IA 2272 m

Nearby cafes

Esters110 m
Everyday Sunshine161 m
Bodrum Cafe Bar267 m
Cafe Z Bar307 m

Nearby restaurants

All Nations Vegan House271 m
Good Pizza287 m
Fanny's Kebabs305 m
Ikhaltos Valley Georgian Cuisine305 m

Nearby pubs

The Prince101 m
The Londesborough230 m
The White Hart265 m
Fanny's Bar304 m

Nearby gyms

Muslceworks Gym326 m
Yoga Home463 m
Clissold Leisure Centre510 m
Hackey Aerial Yoga568 m

Nearby pharmacies

Safedale355 m
Safedale Pharmacy411 m
Allen Pharmacy422 m
Benjamin Chemist475 m

Nearby health

Stoke Newington Dental Practice281 m
Kindandental 21.1 km
Angel Chiropody & Podiatry1.1 km
Food hygiene (5-star)57% of 214

Business

Local businesses registered here

Active businesses
6
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

A

High street health

Registered businesses

DELUME LTD
DJS MANAGEMENT CONSULTING LTD
NIANDER LIMITED
PETZNY PROPERTIES LIMITED
PETZNY VENTURES LTD

+1 more

Investment

Investment grade, yield and market outlook

43

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score68/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

83.7

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,205m
Crossrail 2 route265m

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%
Price vs London+87.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
80
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
12
Major developments (800m)
1
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
28
Largest scheme
53 homes · 90-108, 90-108, BOUVERIE 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
ST MARY'S CHURCH ROOMS, ST MARY'S CHURCH ROOMS, DEFOE 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£975,000)

£38,750

Standard buyer

£38,750

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in N16 0SX? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N16 0SX.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

What else could £975k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track N16 0SX

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N16 0SX

Full postcodeN16 0SX
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.559115
Longitude-0.078296
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