Stamford Hill West · Hackney · Hackney North and Stoke Newington constituency · 51.57066, -0.07629

N16 5PP— Stamford Hill West, Hackney

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

The family fortress

 

Schools 100%Safety 81/100Transport 55/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
62
Safety
81
Schools
90
Transport
55
Environment
65
Investment
66

The bottom line

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

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

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Location

N16 5PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-18.8% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for N16 5PP

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

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“The family fortress”

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How N16 5PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Lubavitch Girls Primary School

Good · Inspected Dec 2023 · 3 min walk

KS2: 106.2

★★

Secondary

Lubavitch House School (Senior Girls)

Good · Inspected Sept 2022 · 3 min walk

P8: +0.02A8: 41.5

100% of local schools rated Good or Outstanding · based on 36 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.2 incidents per 1,000 residents

Better than 52% of London
→ Stable

-30% vs borough

Crime by type

Other27%
Violence & sexual offences23%
Anti-social behaviour18%
Theft18%
Vehicle crime5%
Robbery4%
Burglary3%
Drug offences3%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 902m

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area158 m²

EPC breakdown

C
2%
D
6%
E
1%

Based on 9 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£395,000
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

1999–2021 · CAGR

+9.1%

Total change

+586%

Market Activity

Price Velocity & Acceleration

Current Velocity

+585.7%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£175k£175k+0%1
Pandemic surge2021–2021£1.20m£1.20m+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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Sisters Underground StationVictoria line
15.8 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

Stamford Hill Rail StationWeaver · Greater Anglia
5 min walk
Stamford HillNational Rail
5 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
8 min walk
South Tottenham Rail StationSuffragette
14 min walk
Seven Sisters Rail StationGreater Anglia · Weaver
16 min walk
No bus stops within 400m

37

Walkability score

105

Footpaths (500m)

0

Santander docks (800m)

2.2 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria42 min ↑
Waterloo49 min ↑
Canary Wharf53 min ↑
City ★39 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 park194m
Santander docks (800m)0
Nearest cycle dock2.2 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: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.8 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

GREEN LIGHT PHARMACY

172 STAMFORD HILL, N16 6QX

4 min walk

6

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Mascara Bar (491 m)

Nearest supermarket1010 Supermarket · 560 m

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)

497m

Post office

Nearby shops

Royal Meats333 m
Berry's339 m
Sharon's Bakery350 m
The Wine Cellar370 m

Nearby cafes

Montegino411 m
Enjoy Cafe514 m
Aran's Cafe539 m
Stop Over631 m

Nearby restaurants

Tasti Pizza409 m
Cantina Do Gaucho409 m
Brazilian Centre418 m
Grill 66510 m

Nearby pubs

Mascara Bar491 m
The Bird Cage545 m
Turnpike House563 m
The Wheatsheaf576 m

Nearby pharmacies

Day Lewis Pharmacy336 m
Boots438 m
Safedale943 m
Benjamin Chemist970 m
Food hygiene (5-star)53% of 77

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

HAS & CO PROPERTIES LIMITED
SHAFTESBURYS ESTATES LTD

Investment

Investment grade, yield and market outlook

66

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

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

28.7

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,491m
Crossrail 2 route202m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,438 nationally

1,884

Est. population

17,342/km²

58%

Employed

28%

Degree educated

£34,100

Median income

4.5%

Claimant rate

Urban coreVery high densityRenters

30

Community stability

Age profile

42%
22%
15%
Under 1843%
18–3422%
35–4915%
50–6411%
65+9%

Tenure

14%
44%
30%
Own outright14%
Own (mortgage)11%
Private rent44%
Social rent30%
Shared ownership1%

Ethnicity

48%
18%
17%
White British48%
White Other18%
Asian6%
Black8%
Mixed4%
Other17%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine16%
No car household58%
Unemployed5%
No qualifications31%

Housing tenure (Census 2021)

Private rent44%
Social rent30%

vs. London

Income vs London-18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
25
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
7
Major developments (800m)
1
Planning apps (3 years)
13
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
1
Under construction
0
Completed (3yr)
49
Largest scheme
155 homes · Hillside Estate, Hillside Estate, Stamford Hill, N15
Pipeline pressure
LOW

Named schemes (500m)

65 - 67, 65 - 67, Stamford Hill, Hackney, N16 5TJ75 homes
completed
53-55, 53-55, STAMFORD HILL, N1637 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
FORMER RAILWAY GOODS YARD OFF, FORMER RAILWAY GOODS YARD OFF, MANOR ROAD, N1632 homes
completed
Montefiore Court, 69, STAMFORD HILL, HACKNEY, N16 5TY22 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 5PP

Full postcodeN16 5PP
Postcode districtN16
BoroughLondon Borough of Hackney
WardStamford Hill West
Latitude51.570656
Longitude-0.076294
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