Woodberry Down · Hackney · Hackney North and Stoke Newington constituency · 51.57100, -0.08085

N16 5DE— Woodberry Down, Hackney

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

The practical family move

 

Schools 100%Safety 82/100Transport 46/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
58
Safety
82
Schools
90
Transport
46
Environment
71
Investment
49

The bottom line

N16 5DE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Check your dealbreakers

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

Location

N16 5DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-12.6% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for N16 5DE

🛡️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 5DE with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How N16 5DE 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 · 1 min walk

KS2: 106.6

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 7 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 39 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 20 min walk

6 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

58.0 incidents per 1,000 residents

Better than 56% of London
→ Stable

-35% vs borough

Crime by type

Other34%
Violence & sexual offences25%
Anti-social behaviour13%
Theft12%
Vehicle crime7%
Burglary6%
Drug offences3%
Robbery1%

Road safety

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 979m

Crime is 11% below 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£8,912/m²
Price per ft²£828/ft²
Avg floor area53.1 m²

EPC breakdown

B
1%
C
10%
D
5%
E
1%

Based on 17 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£132,750
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
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.7%

Total change

+706%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.5%

per year

Acceleration

+6.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£59k£88k+48.6%1.7
Post-dot-com plateau2001–2004£123k£167k+36.3%1.2
Pre-crash peak2007–2007£210k£210k+0%1
GFC & correction2008–2011£175k£222k+26.9%1
Help-to-Buy recovery2013–2016£230k£390k+69.6%1
Pandemic surge2021–2021£414k£414k+0%1
Rate-rise correction2023–2023£430k£430k+0%2
Current market2025–2025£475k£475k+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
7.9%
District
7.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
16.3 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
Stoke Newington Rail StationGreater Anglia · Weaver
11 min walk
Manor House Underground StationPiccadilly
13 min walk
South Tottenham Rail StationSuffragette
15 min walk
No bus stops within 400m

26

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

2.2 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)

Nearest car park361m
Santander docks (800m)0
Nearest cycle dock2.2 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: 4.7 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 61%
Above average green space

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

4 min walk

65%

Recommend GP

65%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.1 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

43

Parks (1km)

1

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Mascara Bar (731 m)

Nearest supermarket1010 Supermarket · 731 m

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)

799m

Post office

Nearby shops

Tiny's Local578 m
Tesco Express579 m
Berry's584 m
Goldstar Stores604 m

Nearby cafes

Coal House Cafe501 m
An Nur Cafe571 m
Montegino598 m
Drury N4614 m

Nearby restaurants

Bring Back The Love580 m
Sublime Pizzeria584 m
Tasti Pizza588 m
Cantina Do Gaucho591 m

Nearby pubs

Mascara Bar731 m
Turnpike House756 m
The Bird Cage772 m
Cino Social Club790 m

Nearby gyms

Evoke690 m
Clissold Park Tennis Pavilion880 m

Nearby pharmacies

Day Lewis Pharmacy609 m
Boots678 m
Safedale981 m
Safedale Pharmacy1.1 km

Nearby health

Woodberry Down Dental Practice711 m
Food hygiene (5-star)56% of 36

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
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

1 GRANGE LTD
BERGHOLT HOUSE LIMITED
DRIVE WELL IYH LTD
RICHLETTS ESTATES LIMITED
RICHROW ESTATES LTD

+1 more

Investment

Investment grade, yield and market outlook

49

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

41.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,472m
Crossrail 2 route520m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,374 nationally

1,792

Est. population

12,736/km²

50%

Employed

30%

Degree educated

£36,700

Median income

6.8%

Claimant rate

Inner cityHigh densityRenters

29

Community stability

Age profile

39%
25%
17%
Under 1839%
18–3425%
35–4917%
50–6411%
65+8%

Tenure

41%
41%
Own outright11%
Own (mortgage)7%
Private rent41%
Social rent41%
Shared ownership1%

Ethnicity

40%
30%
White British40%
White Other30%
Asian4%
Black11%
Mixed3%
Other13%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine14%
No car household58%
Unemployed6%
No qualifications29%

Housing tenure (Census 2021)

Private rent41%
Social rent41%

vs. London

Income vs London-12.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
6
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)
7
Largest scheme
170 homes · KSS 4 Woodberry Down (Phase1d), KSS 4 Woodberry Down (Phase1d), Newton Close, N4
Pipeline pressure
NONE

Named schemes (500m)

Latitude (Former St Annes Convent), 77, Latitude (Former St Annes Convent), 77, Manor Road, N16 5BL83 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
39, 39, Amhurst Park, N16 5DL14 homes
completed
112-114, 112-114, Bethune Road, N16 5DU12 homes
completed
10 - 16, 10 - 16, Bethune Road, N16 5BD12 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.0%
Ward turnout
38%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,434
Constituency
Tottenham

Councillors

Sarah YoungLabour
Florence Cullen DaviesGreen

Live in N16 5DE? 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 5DE.
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 5DE

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

No spam. Unsubscribe anytime.

Key facts for N16 5DE

Full postcodeN16 5DE
Postcode districtN16
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.571000
Longitude-0.080854
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