Woodberry Down · Hackney · Hackney North and Stoke Newington constituency · 51.57452, -0.08294

N16 5DP— Woodberry Down, Hackney

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

The family fortress

 

Schools 100%Safety 79/100Transport 46/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
59
Safety
79
Schools
90
Transport
46
Environment
62
Investment
55

The bottom line

N16 5DP 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.

Check your dealbreakers

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

Location

N16 5DP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-12.6% vs London avg
vs London crime+20.0% vs London avg

Deep-dive guides for N16 5DP

🛡️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 5DP with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How N16 5DP 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

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 32 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.0 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences23%
Other21%
Anti-social behaviour16%
Theft13%
Vehicle crime9%
Drug offences6%
Robbery6%
Burglary6%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.4km

Crime is +20% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,682/m²
Price per ft²£714/ft²
Avg floor area51.9 m²

EPC breakdown

C
10%
D
14%
E
1%

Based on 25 properties · Confidence: medium

Street mix

Flat 98%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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£129,750
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+7.6%

Total change

+744%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.8%

per year

Acceleration

+49.67

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 56 sales

Property Type Mix

Total: 56 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£71k£118k+67.4%3.2
Post-dot-com plateau2001–2004£122k£161k+31.3%3
Pre-crash peak2005–2007£165k£225k+36.4%2
GFC & correction2008–2012£218k£303k+39.1%1.5
Help-to-Buy recovery2013–2016£235k£387k+64.7%2.3
Brexit uncertainty2018–2019£325k£435k+33.8%3
Pandemic surge2021–2021£335k£335k+0%1
Rate-rise correction2022–2022£391k£391k+0%4
Current market2024–2026£390k£595k+52.6%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
6.3%
District
7.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

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

37

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

2.5 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 park643m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Visitors Car Park
643m
🅿️
Visitors Car Park
683m

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: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% 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 — 2.3 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

2 min walk

65%

Recommend GP

65%

Overall GP experience

8

GPs within 1km

3

Dentists within 1km

8

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 735 m
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

51

Parks (1km)

9

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketYOHOME Oriental Lifestyle · 600 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)

405m

Post office

Nearby shops

Tiny's Local206 m
Gurbet380 m
Tesco Express415 m
Fladbury News Food & Wine436 m

Nearby cafes

An Nur Cafe210 m
New River Studios350 m
MiLK376 m
Venus Cafe445 m

Nearby restaurants

Bring Back The Love205 m
Pizza Phiroza477 m
Gifa488 m
Presto492 m

Nearby pubs

Cino Social Club394 m
No.8 Seven Sisters433 m
Turnpike House763 m

Nearby gyms

Evoke546 m

Nearby pharmacies

Day Lewis Pharmacy769 m

Nearby health

Woodberry Down Dental Practice570 m
Moorfields Eye Unit704 m
St Ann's Hospital735 m
Manor Orthodontic & Implant Clinic753 m
Food hygiene (5-star)58% of 62

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

A SET UP LTD
BK WIGS LONDON LTD
RHYME OR DIE LTD
SIGNIFICANT OTHER FILMS LTD
SKYLINE SCAFFOLDING LONDON LIMITED

+1 more

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

46.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,839m
Crossrail 2 route687m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,343 nationally

1,807

Est. population

23,237/km²

60%

Employed

38%

Degree educated

£36,700

Median income

7.1%

Claimant rate

Inner cityVery high densityRenters

27

Community stability

Age profile

34%
26%
17%
15%
Under 1834%
18–3426%
35–4917%
50–6415%
65+8%

Tenure

46%
35%
Own outright8%
Own (mortgage)10%
Private rent46%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

45%
19%
15%
White British45%
White Other19%
Asian4%
Black15%
Mixed4%
Other13%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine16%
No car household61%
Unemployed8%
No qualifications22%

Housing tenure (Census 2021)

Private rent46%
Social rent35%

vs. London

Income vs London-12.6%

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)
6
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)
65
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
Ms Diane Abbott (Independent)
MP majority
15,434
Constituency
Tottenham

Councillors

Sarah YoungLabour
Florence Cullen DaviesGreen

Live in N16 5DP? 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 5DP.
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 5DP

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

No spam. Unsubscribe anytime.

Key facts for N16 5DP

Full postcodeN16 5DP
Postcode districtN16
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.574523
Longitude-0.082943
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