Woodberry Down · Hackney · Tottenham constituency · 51.57493, -0.08388

N16 5AR— Woodberry Down, Hackney

Location and area intelligence for N16 5AR, Woodberry Down, Hackney

The family fortress

 

Schools 100%Safety 76/100Transport 46/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
76
Schools
90
Transport
46
Environment
73
Investment
50

The bottom line

N16 5AR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 8 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N16 5AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+52.0% vs London avg

Deep-dive guides for N16 5AR

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N16 5AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Holmleigh Primary School

Not yet inspected · Inspected Jan 2025 · 7 min walk

KS2: 106.6

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 8 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 14 min walk

9 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

98.8 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+10% vs borough

Crime by type

Violence & sexual offences21%
Anti-social behaviour17%
Other17%
Theft12%
Robbery10%
Burglary9%
Drug offences8%
Vehicle crime5%

Road safety

97

Road safety score

3

Accidents (5yr)

6

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 · 1.5km

Crime is +52% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,760/m²
Price per ft²£628/ft²
Avg floor area69.7 m²

EPC breakdown

B
1%
C
35%
D
18%
E
16%

Based on 70 properties · Confidence: high

Street mix

Semi 6%Flat 92%Other 2%

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£174,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1976-1982
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.2%

Total change

+253%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.0%

per year

Acceleration

-14.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 60 sales

Property Type Mix

Total: 60 sales

Semi-detached6.7%
Flat/maisonette93.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£106k£342k+221.9%2.3
Post-dot-com plateau2001–2004£116k£143k+23%5.2
Pre-crash peak2005–2007£166k£225k+36%3.3
GFC & correction2008–2011£230k£320k+39.1%1
Help-to-Buy recovery2013–2013£359k£359k+0%4
Brexit uncertainty2017–2019£700k£520k-25.7%1.3
Pandemic surge2020–2020£671k£671k+0%2
Current market2025–2026£551k£375k-32%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
7.8%
District
7.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
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
Seven Sisters Underground StationVictoria line
12.9 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

Stamford Hill Rail StationWeaver · Greater Anglia
6 min walk
Stamford HillNational Rail
6 min walk
Manor House Underground StationPiccadilly
12 min walk
Seven Sisters Rail StationGreater Anglia · Weaver
13 min walk
South Tottenham Rail StationSuffragette
13 min walk
No bus stops within 400m

39

Walkability score

85

Footpaths (500m)

0

Santander docks (800m)

2.6 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★37 min
Waterloo44 min ↑
Canary Wharf51 min ↑
City43 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)

3

EV chargers (800m)

Total spaces (800m)14
Nearest car park571m
Santander docks (800m)0
Nearest cycle dock2.6 km

Nearby car parks

🅿️
Visitors Car Park
571m
🅿️
Visitors Car Park
608m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed463 Mbps
Median download435 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.0 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% 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

THE SURGERY (CRANWICH ROAD)

THE SURGERY, 62 CRANWICH ROAD, N16 5JF

3 min walk

65%

Recommend GP

65%

Overall GP experience

8

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 665 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

9

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

3

Convenience

Nearest supermarketYOHOME Oriental Lifestyle · 586 m

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)

376m

Post office

Nearby shops

Tiny's Local130 m
Gurbet348 m
Fladbury News Food & Wine372 m
Tesco Express378 m

Nearby cafes

An Nur Cafe137 m
New River Studios283 m
MiLK297 m
Venus Cafe367 m

Nearby restaurants

Bring Back The Love128 m
Pizza Phiroza448 m
Presto449 m
Gifa460 m

Nearby pubs

Cino Social Club364 m
No.8 Seven Sisters406 m

Nearby gyms

Evoke504 m
The Gym827 m

Nearby health

Woodberry Down Dental Practice528 m
Moorfields Eye Unit634 m
St Ann's Hospital665 m
Manor Orthodontic & Implant Clinic705 m
Food hygiene (5-star)69% of 104

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

98 AMHURST PARK LIMITED
APPIAH WELLBEING CIC
BCR REAL ESTATE LTD
EIGHTL HOMES LTD
GRANDVIEW HOMES LTD

+6 more

Investment

Investment grade, yield and market outlook

50

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

43.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,874m
Crossrail 2 route755m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,243 nationally

1,792

Est. population

28,602/km²

58%

Employed

44%

Degree educated

£38,600

Median income

8.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

30

Community stability

Age profile

32%
31%
17%
Under 1832%
18–3431%
35–4917%
50–6412%
65+7%

Tenure

32%
55%
Own outright5%
Own (mortgage)6%
Private rent32%
Social rent55%
Shared ownership3%
Rent free0%

Ethnicity

20%
17%
33%
White British21%
White Other17%
Asian12%
Black33%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household63%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent55%
Private rent32%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
8
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
69
Largest scheme
401 homes · Woodberry Grove, Woodberry Grove, Newnton Close, N4
Pipeline pressure
NONE

Named schemes (500m)

KSS 4 Woodberry Down (Phase1d), KSS 4 Woodberry Down (Phase1d), Newton Close, N4170 homes
completed
Land adjoining Remington Road and, Pulford Road, London, N15, Pulford Road, N1546 homes
completed
NEW RIVER LODGE CLOSE, NEW RIVER LODGE CLOSE, NEWNTON CLOSE, N429 homes
completed
381-481, 381-481, Seven Sisters Road, Pulford Road, N1527 homes
completed
WOODBERRY DOWN BAPTIST CHURCH, WOODBERRY DOWN BAPTIST CHURCH, VARTRY ROAD, N1524 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.0%
Ward turnout
38%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Sarah YoungLabour
Florence Cullen DaviesGreen

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Key facts for N16 5AR

Full postcodeN16 5AR
Postcode districtN16
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.574925
Longitude-0.083878
Parliamentary constituencyTottenham
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