Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.56670, -0.07995

N16 5BL— Stoke Newington, Hackney

Location and area intelligence for N16 5BL, Stoke Newington, Hackney

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 86/100Transport 39/100Yield 4.28%
Compare areas

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

Area score
65
Safety
86
Schools
90
Transport
39
Environment
76
Investment
55

Check your dealbreakers

Toggle the things that matter to you — see how N16 5BL 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 5BL meets your needs.

Location

N16 5BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-12.6% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for N16 5BL

🛡️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 5BL with:

How N16 5BL 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 · 5 min walk

KS2: 106.6

★★

Secondary

Lubavitch House School (Senior Girls)

Good · Inspected Sept 2022 · 10 min walk

P8: +0.02A8: 41.5

100% of local schools rated Good or Outstanding · based on 35 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 26 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

33.4 incidents per 1,000 residents

Better than 76% of London
→ Stable

-63% vs borough

Crime by type

Violence & sexual offences33%
Other24%
Vehicle crime13%
Drug offences9%
Theft9%
Anti-social behaviour4%
Robbery4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 508m

Crime is 49% below London average

Property

Prices, sales volume and market trends

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

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

Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

48

Walkability score

75

Footpaths (500m)

0

Santander docks (800m)

1.9 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

4

Car parks (800m)

6

EV chargers (800m)

Nearest car park254m
Santander docks (800m)0
Nearest cycle dock1.9 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: 4.3 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 43%
More green space than 86% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.1 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

10 min walk

65%

Recommend GP

65%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 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

47

Parks (1km)

19

Restaurants (800m)

18

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Clarence (496 m)

Nearest supermarket1010 Supermarket · 392 m
10 tennis courts1 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)

761m

Post office

Nearby shops

Zelal Supermarket444 m
Londis465 m
Meat N16499 m
Magdalenka sklep polski505 m

Nearby cafes

Trattoria da Luigi500 m
Enjoy Cafe505 m
Stop Over512 m
Acoustic Stokey Garden518 m

Nearby restaurants

Chicken Spot427 m
Sweet Lemon435 m
Bishmillah Kebab House451 m
Il Bacio Express502 m

Nearby pubs

The Clarence496 m
Mascara Bar507 m
The Bird Cage508 m
The Lion510 m

Nearby gyms

Clissold Park Tennis Pavilion556 m
Paddling Pool903 m
Muslceworks Gym923 m
Clissold Leisure Centre931 m

Nearby pharmacies

Safedale499 m
Safedale Pharmacy677 m
Benjamin Chemist682 m
Day Lewis Pharmacy826 m

Nearby health

Stoke Newington Dental Practice884 m
Food hygiene (5-star)63% of 88

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

55

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

30

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,012m
Crossrail 2 route429m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,694 nationally

1,377

Est. population

15,398/km²

59%

Employed

37%

Degree educated

£36,700

Median income

5.0%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

32%
24%
20%
14%
Under 1832%
18–3424%
35–4920%
50–6414%
65+11%

Tenure

13%
26%
45%
Own outright13%
Own (mortgage)13%
Private rent26%
Social rent46%
Shared ownership2%
Rent free1%

Ethnicity

37%
17%
16%
17%
White British37%
White Other17%
Asian8%
Black16%
Mixed5%
Other17%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine21%
No car household53%
Unemployed3%
No qualifications28%

Housing tenure (Census 2021)

Social rent46%
Private rent26%

vs. London

Income vs London-12.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
53
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
6
Major developments (800m)
2
Planning apps (3 years)
8
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
31
Largest scheme
87 homes · SOUTH PART BEARSTEAD MEMORIAL HOSP. SITE, SOUTH PART BEARSTEAD MEMORIAL HOSP. SITE, LORDSHIP ROAD, (PHASE 3), N16
Pipeline pressure
NONE

Named schemes (500m)

Latitude (Former St Annes Convent), 77, Latitude (Former St Annes Convent), 77, Manor Road, N16 5BL83 homes
completed
90-108, 90-108, BOUVERIE ROAD, N1653 homes
completed
St Andrews and St Peters Houses, 108, St Andrews and St Peters Houses, 108, Bethune Road, Cranwich Road, New River, N16 5EJ36 homes
completed
FORMER RAILWAY GOODS YARD OFF, FORMER RAILWAY GOODS YARD OFF, MANOR ROAD, N1632 homes
completed
COMMERCIAL PREMISES AND YARD, 49-49A, COMMERCIAL PREMISES AND YARD, 49-49A, GRAYLING ROAD, N1628 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

Live in N16 5BL? 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 5BL.
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

Similar postcodes

Frequently asked questions

📍 Track N16 5BL

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

No spam. Unsubscribe anytime.

Key facts for N16 5BL

Full postcodeN16 5BL
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.566705
Longitude-0.079953
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