Stamford Hill West · Hackney · Hackney North and Stoke Newington constituency · 51.56942, -0.08731

N16 5LN— Stamford Hill West, Hackney

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

The family fortress

 

Schools 100%Safety 82/100Transport 42/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
60
Safety
82
Schools
90
Transport
42
Environment
72
Investment
63

The bottom line

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

The catch: 10 Japanese knotweed sites 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 5LN 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 5LN meets your needs.

Location

N16 5LN

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 5LN

🛡️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 5LN with:

Postcode Personality

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

“The family fortress”

Share:WhatsAppShare on X

How N16 5LN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Woodberry Down Community Primary School

Good · Inspected Dec 2023 · 7 min walk

KS2: 106.0

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 7 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 19 min walk

4 primaries · 2 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.1km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area157.2 m²

EPC breakdown

C
6%

Based on 6 properties · Confidence: low

Street mix

Semi 22%Terraced 78%

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£393,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
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

1996–2019 · CAGR

+8.1%

Total change

+503%

Market Activity

Price Velocity & Acceleration

Current Velocity

+507.1%

per year

Acceleration

+504.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £125k–£150k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached22.2%
Terraced77.8%

By decade

1990s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£141k£140k-0.7%2.7
Brexit uncertainty2019–2019£850k£850k+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 3

Moderate

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

Nearby stations

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

45

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

2.3 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

3

Car parks (800m)

3

EV chargers (800m)

Nearest car park436m
Santander docks (800m)0
Nearest cycle dock2.3 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 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 AONB20% green spaceTree canopy: 49%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.5 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

3

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

3

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Finsbury (680 m)

Nearest supermarketYOHOME Oriental Lifestyle · 227 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)

265m

Post office

Nearby shops

Goldstar Stores246 m
Sainsbury's Local313 m
Tesco Express418 m
Woodberry Down Mini Market437 m

Nearby cafes

Coal House Cafe68 m
Nar Cafe270 m
Drury N4295 m
West Reservoir Cafe412 m

Nearby restaurants

Sublime Pizzeria248 m
Presto442 m
Manor Chicken596 m
Manor Kebab605 m

Nearby pubs

The Finsbury680 m
The Brownswood715 m
The Lion935 m
The Fox Reformed951 m

Nearby gyms

Stoke Newington West Reservoir Centre419 m
Evoke436 m
The Gym479 m
The Castle Climbing Centre582 m

Nearby pharmacies

Rowlands Pharmacy567 m
Safedale Pharmacy975 m

Nearby health

Woodberry Down Dental Practice444 m
The Heron Practice461 m
Cedar Practice463 m
Manor Orthodontic & Implant Clinic551 m
Food hygiene (5-star)78% of 72

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

FORDBLUE PROPERTIES LTD
KIPLING FINANCE LTD
NEUGROSHL & SON LIMITED
OAKVILLA PROPERTIES LTD
SHLOMO FOR US LTD

Investment

Investment grade, yield and market outlook

63

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

27.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,239m
Crossrail 2 route956m

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
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
2
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)
10
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
490 homes · Kss 1, Woodberry Park, Kss 1, Woodberry Park, Woodberry Grove, N4 1SN
Pipeline pressure
NONE

Named schemes (500m)

Kss 1, Woodberry Park, Kss 1, Woodberry Park, Woodberry Grove, N4 1SN490 homes
completed
Woodberry Grove, Woodberry Grove, Newnton Close, N4401 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
Fradel Lodge , 1-2, Fradel Lodge , 1-2, Schonfeld Square, Lordship Road, N16 0QQ8 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
15,434
Constituency
Tottenham

Councillors

Benzion PapierConservative
Hershy LisserConservative

Live in N16 5LN? 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 5LN.
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 5LN

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

No spam. Unsubscribe anytime.

Key facts for N16 5LN

Full postcodeN16 5LN
Postcode districtN16
BoroughLondon Borough of Hackney
WardStamford Hill West
Latitude51.569424
Longitude-0.087313
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