Stamford Hill West · Hackney · Hackney North and Stoke Newington constituency · 51.56709, -0.07665

N16 5BE— Stamford Hill West, Hackney

Location and area intelligence for N16 5BE, Stamford Hill West, Hackney

The practical family move

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 53/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Strong for families — high safety and school scores

Liveability
70
Safety
86
Schools
90
Transport
53
Environment
72
Investment
69

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how N16 5BE scores on each.

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Location

N16 5BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+17.9% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for N16 5BE

🛡️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🔒 Very Safe🍕 Buzzing

“The practical family move”

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How N16 5BE 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 · 6 min walk

KS2: 106.6

★★

Secondary

Lubavitch House School (Senior Girls)

Good · Inspected Sept 2022 · 8 min walk

P8: +0.02A8: 41.5

100% of local schools rated Good or Outstanding · based on 38 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.1 incidents per 1,000 residents

Better than 79% of London
→ Stable

-66% vs borough

Crime by type

Other30%
Violence & sexual offences30%
Drug offences14%
Robbery8%
Anti-social behaviour5%
Theft5%
Vehicle crime5%
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 · 505m

Crime is 54% below London average

Property

Prices, sales volume and market trends

Avg floor area61.3 m²

EPC breakdown

C
4%
D
9%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Flat 100%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£153,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2004 · CAGR

+16.3%

Total change

+147%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.5%

per year

Acceleration

+10.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£56k£78k+39.3%1
Post-dot-com plateau2003–2004£100k£139k+38.5%2

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Sisters Underground StationVictoria line
20.6 min walk
Stoke Newington

Nearby stations

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

60

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

1.9 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

3

Car parks (800m)

5

EV chargers (800m)

Nearest car park92m
Santander docks (800m)0
Nearest cycle dock1.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 4.4 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.8 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

SPRING HILL PRACTICE

BELFAST ROAD, N16 6UH

5 min walk

82%

Recommend GP

82%

Overall GP experience

8

GPs within 1km

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.7 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

42

Parks (1km)

40

Restaurants (800m)

24

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Mascara Bar (278 m)

Nearest supermarket1010 Supermarket · 210 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

697m

Post office

Nearby shops

Londis256 m
Zelal Supermarket261 m
Best Price277 m
Stamford Hill Off License278 m

Nearby cafes

Enjoy Cafe280 m
Stop Over322 m
Abney Park Cafe429 m
215 Hackney478 m

Nearby restaurants

Chicken Spot246 m
Sweet Lemon254 m
Bishmillah Kebab House266 m
Grill 66280 m

Nearby pubs

Mascara Bar278 m
The Bird Cage290 m
The Wheatsheaf323 m
The Jolly Butchers556 m

Nearby gyms

Clissold Park Tennis Pavilion777 m
Muslceworks Gym881 m

Nearby pharmacies

Safedale550 m
Benjamin Chemist597 m
Day Lewis Pharmacy665 m
Boots785 m

Nearby health

Stoke Newington Dental Practice851 m
Food hygiene (5-star)57% of 152

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CRA DEVELOPMENT LONDON LTD
CYAN CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

69

Investment score

Good

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

50

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,097m
Crossrail 2 route203m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,015 nationally

1,227

Est. population

9,937/km²

66%

Employed

55%

Degree educated

£49,500

Median income

5.7%

Claimant rate

Inner cityHigh densityYoung professionals

34

Community stability

Age profile

23%
30%
23%
16%
Under 1823%
18–3430%
35–4923%
50–6416%
65+9%

Tenure

14%
18%
39%
28%
Own outright14%
Own (mortgage)19%
Private rent39%
Social rent28%
Shared ownership1%

Ethnicity

42%
18%
17%
White British42%
White Other18%
Asian7%
Black17%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household63%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent39%
Social rent28%

vs. London

Income vs London+17.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
58
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
12
Commercial apps (800m)
10
Major developments (800m)
2
Planning apps (3 years)
15
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
49
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)

Latitude (Former St Annes Convent), 77, Latitude (Former St Annes Convent), 77, Manor Road, N16 5BL83 homes
completed
65 - 67, 65 - 67, Stamford Hill, Hackney, N16 5TJ75 homes
completed
90-108, 90-108, BOUVERIE ROAD, N1653 homes
completed
53-55, 53-55, STAMFORD HILL, N1637 homes
completed
FORMER RAILWAY GOODS YARD OFF, FORMER RAILWAY GOODS YARD OFF, MANOR ROAD, N1632 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
27.3%
Ward turnout
46%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Benzion PapierConservative
Hershy LisserConservative

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Key facts for N16 5BE

Full postcodeN16 5BE
Postcode districtN16
BoroughLondon Borough of Hackney
WardStamford Hill West
Latitude51.567091
Longitude-0.076647
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