Stamford Hill West · Hackney · Hackney North and Stoke Newington constituency · 51.56893, -0.08575

N16 5EP— Stamford Hill West, Hackney

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

The family fortress

 

Schools 100%Safety 87/100Transport 36/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
60
Safety
87
Schools
90
Transport
36
Environment
78
Investment
59

The bottom line

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

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

Less suited to Car-free commuters.

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Location

N16 5EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-12.6% vs London avg
vs London crime-58.0% vs London avg

Deep-dive guides for N16 5EP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N16 5EP 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

Skinners' Academy

Good · Inspected May 2022 · 9 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

27.5 incidents per 1,000 residents

Better than 81% of London
→ Stable

-69% vs borough

Crime by type

Other26%
Violence & sexual offences20%
Anti-social behaviour17%
Theft15%
Vehicle crime11%
Drug offences4%
Burglary4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 938m

Crime is 58% below London average

Property

Prices, sales volume and market trends

Avg floor area116.8 m²

EPC breakdown

A
1%
C
4%
D
4%
E
2%

Based on 11 properties · Confidence: medium

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£292,000
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)
RoofPitched, insulated (assumed)
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

2016–2022 · CAGR

+9.1%

Total change

+68%

Market Activity

Price Velocity & Acceleration

Current Velocity

+219.6%

per year

Acceleration

+266.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached50%
Flat/maisonette50%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£920k£920k+0%1
Pandemic surge2020–2020£485k£485k+0%2
Rate-rise correction2022–2022£1.55m£1.55m+0%1

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Manor House Underground StationPiccadilly line
9 min walk
Stamford Hill

Nearby stations

Manor House Underground StationPiccadilly
9 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
11 min walk
Stamford HillNational Rail
11 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
12 min walk
Harringay Green Lanes Rail StationSuffragette
16 min walk
No bus stops within 400m

37

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

2.2 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

5

Car parks (800m)

3

EV chargers (800m)

Nearest car park484m
Santander docks (800m)0
Nearest cycle dock2.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

57%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed328 Mbps
Median download337 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 waterNONE
No assessed surface water flood risk
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 AONB37% green spaceTree canopy: 70%
More green space than 91% 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 ALLERTON ROAD SURGERY

34A ALLERTON ROAD, STOKE NEWINGTON, N16 5UF

6 min walk

75%

Recommend GP

75%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

3

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Brownswood (735 m)

Nearest supermarketYOHOME Oriental Lifestyle · 343 m
10 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

379m

Post office

Nearby shops

Goldstar Stores360 m
Sainsbury's Local423 m
Tesco Express502 m
Woodberry Down Mini Market538 m

Nearby cafes

Coal House Cafe185 m
Nar Cafe387 m
Drury N4405 m
West Reservoir Cafe459 m

Nearby restaurants

Sublime Pizzeria359 m
Presto539 m
Bring Back The Love706 m
Manor Chicken717 m

Nearby pubs

The Brownswood735 m
The Finsbury802 m
The Lion836 m
The Fox Reformed863 m

Nearby gyms

Stoke Newington West Reservoir Centre468 m
Evoke541 m
Clissold Park Tennis Pavilion556 m
The Gym600 m

Nearby pharmacies

Rowlands Pharmacy686 m
Safedale889 m
Safedale Pharmacy896 m

Nearby health

Woodberry Down Dental Practice551 m
The Heron Practice557 m
Cedar Practice560 m
Manor Orthodontic & Implant Clinic670 m
Food hygiene (5-star)63% of 38

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
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

ASH ADMIN LTD
D RESIDENCE LTD
DH LONDON ESTATES LTD
FINE HOME ESTATES LTD
NEW HOME ESTATES LTD

+5 more

Investment

Investment grade, yield and market outlook

59

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

26.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,197m
Crossrail 2 route845m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,482 nationally

1,671

Est. population

16,783/km²

61%

Employed

32%

Degree educated

£36,700

Median income

5.3%

Claimant rate

SuburbanVery high densityRenters

32

Community stability

Age profile

45%
22%
17%
Under 1845%
18–3422%
35–4917%
50–649%
65+8%

Tenure

14%
18%
44%
23%
Own outright14%
Own (mortgage)18%
Private rent44%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

58%
14%
15%
White British58%
White Other14%
Asian3%
Black8%
Mixed2%
Other15%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine14%
No car household55%
Unemployed3%
No qualifications33%

Housing tenure (Census 2021)

Private rent44%
Social rent23%

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)
24
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
7
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)
3
Largest scheme
490 homes · Kss 1, Woodberry Park, Kss 1, Woodberry Park, Woodberry Grove, N4 1SN
Pipeline pressure
NONE

Named schemes (500m)

Woodberry Grove, Woodberry Grove, Newnton Close, N4401 homes
completed
KSS 4 Woodberry Down (Phase1d), KSS 4 Woodberry Down (Phase1d), Newton Close, N4170 homes
completed
SOUTH PART BEARSTEAD MEMORIAL HOSP. SITE, SOUTH PART BEARSTEAD MEMORIAL HOSP. SITE, LORDSHIP ROAD, (PHASE 3), N1687 homes
completed
BEARSTED MEMORIAL HOSPITAL, BEARSTED MEMORIAL HOSPITAL, LORDSHIP ROAD, N1632 homes
completed
65-67 (Avigdor Site ), 65-67 (Avigdor Site ), Lordship Road, N16 0QY29 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 5EP

Full postcodeN16 5EP
Postcode districtN16
BoroughLondon Borough of Hackney
WardStamford Hill West
Latitude51.568931
Longitude-0.085747
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
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TfL
Transport
for London
NHS
Digital
Companies
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Mail
Food Standards
Agency
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