Stamford Hill West · Hackney · Hackney North and Stoke Newington constituency · 51.56751, -0.08132

N16 5NL— Stamford Hill West, Hackney

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

The family fortress

 

Schools 100%Safety 86/100Transport 34/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
62
Safety
86
Schools
90
Transport
34
Environment
77
Investment
55

The bottom line

N16 5NL 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 5NL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-12.6% vs London avg
vs London crime-49.0% vs London avg

Deep-dive guides for N16 5NL

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N16 5NL 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 · 4 min walk

KS2: 106.6

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 11 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 35 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 24 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

33.4 incidents per 1,000 residents

Better than 76% of London
→ Stable

-63% vs borough

Crime by type

Violence & sexual offences33%
Other24%
Vehicle crime13%
Drug offences9%
Theft9%
Anti-social behaviour4%
Robbery4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 631m

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area113.9 m²

EPC breakdown

C
1%
D
5%
E
1%

Based on 7 properties · Confidence: low

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£284,750
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)
RoofPitched, 50 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

1997–2022 · CAGR

+5.8%

Total change

+307%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.2%

per year

Acceleration

-620.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 3 sales

Property Type Mix

Total: 3 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£75k£75k+0%1
Pandemic surge2021–2021£510k£510k+0%1
Rate-rise correction2022–2022£305k£305k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Manor House Underground StationPiccadilly line
13.1 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

Stoke Newington Rail StationGreater Anglia · Weaver
8 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
10 min walk
Stamford HillNational Rail
10 min walk
Manor House Underground StationPiccadilly
14 min walk
Rectory Road Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

40

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

2.0 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 park350m
Santander docks (800m)0
Nearest cycle dock2.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

60%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed420 Mbps
Median download413 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: 4.3 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.1 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

9 min walk

65%

Recommend GP

65%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.5 km
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

49

Parks (1km)

10

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lion (600 m)

Nearest supermarket1010 Supermarket · 511 m
10 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

717m

Post office

Nearby shops

Zelal Supermarket563 m
Londis576 m
U-K-T Minimarket603 m
Best Price604 m

Nearby cafes

Coal House Cafe528 m
Enjoy Cafe607 m
Trattoria da Luigi611 m
Simply Coffee613 m

Nearby restaurants

Chicken Spot547 m
Sweet Lemon555 m
Bishmillah Kebab House570 m
Grill 66607 m

Nearby pubs

The Lion600 m
The Clarence603 m
Mascara Bar605 m
The Bird Cage615 m

Nearby gyms

Clissold Park Tennis Pavilion541 m
Stoke Newington West Reservoir Centre707 m
Evoke864 m
Paddling Pool935 m

Nearby pharmacies

Safedale610 m
Safedale Pharmacy737 m
Benjamin Chemist812 m
Day Lewis Pharmacy828 m

Nearby health

Woodberry Down Dental Practice877 m
Stoke Newington Dental Practice1.0 km
Food hygiene (5-star)61% of 70

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

COLONY ESTATES LTD
FELDBECK LTD
ME7 ESTATES LTD
MORADA DESIGNS LTD
MOZEM LTD

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

31.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,084m
Crossrail 2 route529m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,694 nationally

1,377

Est. population

15,398/km²

59%

Employed

37%

Degree educated

£36,700

Median income

5.0%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

32%
24%
20%
14%
Under 1832%
18–3424%
35–4920%
50–6414%
65+11%

Tenure

13%
26%
45%
Own outright13%
Own (mortgage)13%
Private rent26%
Social rent46%
Shared ownership2%
Rent free1%

Ethnicity

37%
17%
16%
17%
White British37%
White Other17%
Asian8%
Black16%
Mixed5%
Other17%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine21%
No car household53%
Unemployed3%
No qualifications28%

Housing tenure (Census 2021)

Social rent46%
Private rent26%

vs. London

Income vs London-12.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
53
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
5
Major developments (800m)
1
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)
8
Largest scheme
170 homes · KSS 4 Woodberry Down (Phase1d), KSS 4 Woodberry Down (Phase1d), Newton Close, N4
Pipeline pressure
NONE

Named schemes (500m)

Latitude (Former St Annes Convent), 77, Latitude (Former St Annes Convent), 77, Manor Road, N16 5BL83 homes
completed
90-108, 90-108, BOUVERIE ROAD, N1653 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
COMMERCIAL PREMISES AND YARD, 49-49A, COMMERCIAL PREMISES AND YARD, 49-49A, GRAYLING ROAD, N1628 homes
completed
65 - 67, 65 - 67, Lordship Road, Avigor Mews, N16 0QJ18 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 5NL

Full postcodeN16 5NL
Postcode districtN16
BoroughLondon Borough of Hackney
WardStamford Hill West
Latitude51.567509
Longitude-0.081319
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