Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.56114, -0.08278

N16 0UL— Clissold, Hackney

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

The family fortress

 

Top 10% LondonSchools 100%Safety 78/100Transport 39/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
73
Safety
78
Schools
100
Transport
39
Environment
82
Investment
48

The bottom line

N16 0UL offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N16 0UL

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 0UL

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

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“The family fortress”

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How N16 0UL 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 · 4 min walk

KS2: 109.7

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 5 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 31 min walk

6 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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 438m

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,669/m²
Price per ft²£527/ft²
Avg floor area70.4 m²

EPC breakdown

C
6%
D
8%
E
2%
F
1%

Based on 17 properties · Confidence: medium

Street mix

Terraced 10%Flat 86%Other 5%

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£176,000
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,105
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.7%

Total change

+454%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.4%

per year

Acceleration

-64.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 38 sales

Property Type Mix

Total: 38 sales

Terraced7.9%
Flat/maisonette92.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£115k+76.9%2
Post-dot-com plateau2001–2004£172k£185k+7.8%2
Pre-crash peak2005–2007£175k£308k+75.7%1.7
GFC & correction2009–2012£225k£351k+56.1%1.2
Help-to-Buy recovery2015–2016£280k£437k+56.1%1.5
Brexit uncertainty2017–2017£440k£440k+0%1
Pandemic surge2020–2021£372k£488k+31.2%1.5
Rate-rise correction2023–2023£604k£604k+0%2
Current market2026–2026£360k£360k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
7.8%
District
7.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
17 min walk
Stoke Newington

Nearby stations

Stoke Newington Rail StationGreater Anglia · Weaver
10 min walk
Stoke NewingtonNational Rail
10 min walk
Rectory Road Rail StationWeaver · Greater Anglia
13 min walk
Manor House Underground StationPiccadilly
18 min walk
Dalston Kingsland Rail StationMildmay
19 min walk
No bus stops within 400m

52

Walkability score

120

Footpaths (500m)

0

Santander docks (800m)

1.6 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

3

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)2
Nearest car park88m
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 waterNONE
No assessed surface water flood risk
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 AONB53% green spaceTree canopy: 58%
More green space than 96% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.4 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

1 min walk

79%

Recommend GP

79%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

17

Restaurants (800m)

22

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

18

Sports (1km)

4

Convenience

Nearest supermarketWhole Foods Market · 535 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)

812m

Post office

Nearby shops

Stokey’s Delicatessen41 m
Woody's Local51 m
Ved News218 m
Church Street Food & Wine240 m

Nearby cafes

Joice31 m
POE33 m
Petit Coin39 m
Sapid Coffee82 m

Nearby restaurants

AUN55 m
Cod & Brew120 m
Nando's130 m
Vicoli di Napoli Pizzeria180 m

Nearby pubs

The Fox Reformed59 m
Rose & Crown68 m
The Lion187 m
The Auld Shillelagh246 m

Nearby gyms

Clissold Leisure Centre299 m
Hackey Aerial Yoga327 m
Paddling Pool329 m
Lana & Friends389 m

Nearby pharmacies

Safedale Pharmacy44 m
Safedale319 m
Allen Pharmacy467 m
Benjamin Chemist658 m

Nearby health

Stoke Newington Dental Practice613 m
Statham Grove Surgery633 m
Kindandental 21.2 km
Angel Chiropody & Podiatry1.2 km
Food hygiene (5-star)58% of 85

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
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

BIKEOLOGY LIMITED
KUZEY DENIZ LTD
NEGSA GROUP LIMITED
NEGSA LETTINGS LIMITED
RAYA LIVING LTD

+2 more

Investment

Investment grade, yield and market outlook

48

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 score27/100
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

59.4

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,368m
Crossrail 2 route589m

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
Yes
Article 4 area
No
Listed buildings (800m)
72
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
4
Major developments (800m)
1
Planning apps (3 years)
12
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
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)

90-108, 90-108, BOUVERIE ROAD, N1653 homes
completed
DEFOE ROAD DEPOT, DEFOE ROAD DEPOT, DEFOE ROAD, N1643 homes
completed
207-223, 207-223, STOKE NEWINGTON CHURCH STREET, PARK CRESCENT, N1640 homes
completed
65-67 (Avigdor Site ), 65-67 (Avigdor Site ), Lordship Road, N16 0QY29 homes
completed
145-153A, 145-153A, STOKE NEWINGTON CHURCH STREET, N1624 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 0UL

Full postcodeN16 0UL
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.561140
Longitude-0.082784
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