Stamford Hill West · Hackney · Hackney North and Stoke Newington constituency · 51.56873, -0.08327

N16 5ND— Stamford Hill West, Hackney

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

The family fortress

 

Schools 100%Safety 87/100Transport 35/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
59
Safety
87
Schools
90
Transport
35
Environment
77
Investment
59

The bottom line

N16 5ND 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 5ND

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 5ND

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N16 5ND 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 · 3 min walk

KS2: 106.6

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 10 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 34 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 22 min walk

6 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)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 817m

Crime is 58% below London average

Property

Prices, sales volume and market trends

Avg floor area126.8 m²

EPC breakdown

C
1%
D
14%
E
4%
F
2%

Based on 21 properties · Confidence: medium

Street mix

Terraced 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£317,000
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)
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

2007–2022 · CAGR

+5.1%

Total change

+112%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.6%

per year

Acceleration

+28.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£660k£660k+0%2
GFC & correction2011–2012£650k£730k+12.3%1
Help-to-Buy recovery2014–2014£850k£850k+0%1
Brexit uncertainty2017–2017£975k£975k+0%1
Rate-rise correction2022–2022£1.40m£1.40m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
11 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

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

30

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

2.1 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)

5

EV chargers (800m)

Nearest car park448m
Santander docks (800m)0
Nearest cycle dock2.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed483 Mbps
Median download443 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: 4.4 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 43%
More green space than 90% 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

7 min walk

65%

Recommend GP

65%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

8

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

61

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 (756 m)

Nearest supermarketYOHOME Oriental Lifestyle · 496 m
10 tennis courts2 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)

528m

Post office

Nearby shops

Goldstar Stores511 m
Sainsbury's Local564 m
Tesco Express607 m
Woodberry Down Mini Market664 m

Nearby cafes

Coal House Cafe346 m
Nar Cafe539 m
Drury N4548 m
West Reservoir Cafe600 m

Nearby restaurants

Sublime Pizzeria504 m
Presto659 m
Chicken Spot728 m
Sweet Lemon737 m

Nearby pubs

The Lion756 m
Mascara Bar765 m
The Clarence775 m
The Bird Cage784 m

Nearby gyms

Clissold Park Tennis Pavilion580 m
Stoke Newington West Reservoir Centre610 m
Evoke672 m
The Castle Climbing Centre743 m

Nearby pharmacies

Safedale786 m
Safedale Pharmacy859 m

Nearby health

Woodberry Down Dental Practice686 m
The Heron Practice725 m
Cedar Practice729 m
Manor Orthodontic & Implant Clinic824 m
Food hygiene (5-star)57% of 37

Business

Local businesses registered here

Active businesses
55
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
17
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

59385 LIMITED
B & M ESTATES LIMITED
BELLHAVEN LIMITED
BGM RESEARCH LTD
BINOH PROPERTY LIMITED

+15 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

25.6

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 route672m

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)
16
Live planning apps (800m)
23
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)
4
Largest scheme
401 homes · Woodberry Grove, Woodberry Grove, Newnton Close, N4
Pipeline pressure
NONE

Named schemes (500m)

SOUTH PART BEARSTEAD MEMORIAL HOSP. SITE, SOUTH PART BEARSTEAD MEMORIAL HOSP. SITE, LORDSHIP ROAD, (PHASE 3), N1687 homes
completed
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
BEARSTED MEMORIAL HOSPITAL, BEARSTED MEMORIAL HOSPITAL, LORDSHIP ROAD, N1632 homes
completed
COMMERCIAL PREMISES AND YARD, 49-49A, COMMERCIAL PREMISES AND YARD, 49-49A, GRAYLING ROAD, N1628 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 5ND

Full postcodeN16 5ND
Postcode districtN16
BoroughLondon Borough of Hackney
WardStamford Hill West
Latitude51.568728
Longitude-0.083273
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
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