The bottom line
N16 5EW 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.
Check your dealbreakers
Toggle the things that matter to you — see how N16 5EW scores on each.
Toggle a question above to see how N16 5EW meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N16 5EW
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Postcode Personality
“The family fortress”
How N16 5EW has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Holmleigh Primary School
Not yet inspected · Inspected Jan 2025 · 3 min walk
KS2: 106.6
Secondary
All Saints Catholic High School
Good · Inspected Jun 2023 · 10 min walk
100% of local schools rated Good or Outstanding · based on 34 schools within 1.5km
Childcare
Childcare
Woodlands Park Nursery School and Childrens Centre
Not inspected · 21 min walk
5 primaries · 3 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
27.5 incidents per 1,000 residents
-69% vs borough
Crime by type
Road safety
99
Road safety score
1
Accidents (5yr)
Fire risk
LOW
Risk band
1
Incidents (1yr)
2
Incidents (5yr)
Nearest station: Stoke Newington Fire Station · 895m
Crime is 58% below London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
Insufficient sales data
Only 2 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
EPC breakdown
Based on 38 properties · Confidence: high
Street mix
LHA rates — Inner East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
1995–2025 · CAGR
+5.7%
Total change
+428%
Market Activity
Price Velocity & Acceleration
Current Velocity
-55.7%
per year
Acceleration
-295.52
change in velocity
Market State
Downturn
Price Distribution
P25: £450k–£500k · P75: £400k–£450k · 24 sales
Property Type Mix
Total: 24 sales
By decade
1990s
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Late-1990s boom | 1995–1999 | £118k | £202k | +71.5% | 1.3 |
| Post-dot-com plateau | 2002–2003 | £120k | £480k | +300% | 1 |
| Pre-crash peak | 2005–2007 | £175k | £500k | +185.7% | 1 |
| GFC & correction | 2008–2011 | £293k | £695k | +137% | 1 |
| Help-to-Buy recovery | 2014–2016 | £400k | £1.00m | +150% | 1.5 |
| Brexit uncertainty | 2017–2017 | £1.10m | £1.10m | +0% | 1 |
| Pandemic surge | 2021–2021 | £1.18m | £1.18m | +0% | 3 |
| Rate-rise correction | 2022–2022 | £412k | £412k | +0% | 1 |
| Current market | 2024–2025 | £1.40m | £620k | -55.7% | 2 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Semi-detached
+8.1% alpha
CAGR over 3yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Buyer's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
31
Walkability score
16
Footpaths (500m)
0
Santander docks (800m)
2.2 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
5
Car parks (800m)
3
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
98%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 2.3 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
THE SURGERY (CRANWICH ROAD)
THE SURGERY, 62 CRANWICH ROAD, N16 5JF
6 min walk
65%
Recommend GP
65%
Overall GP experience
6
GPs within 1km
3
Dentists within 1km
8
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
62
Parks (1km)
3
Restaurants (800m)
5
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
1
Gyms (1km)
13
Sports (1km)
0
Convenience
No pubs within 400m — nearest: The Lion (835 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
467m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
+15 more
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
47
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
39.3
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 2/10
Most deprived areas
Index of Multiple Deprivation
Rank: 3,482 nationally
1,671
Est. population
16,783/km²
61%
Employed
32%
Degree educated
£36,700
Median income
5.3%
Claimant rate
32
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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