Stamford Hill West · Hackney · Hackney North and Stoke Newington constituency · 51.57040, -0.07678

N16 5PT— Stamford Hill West, Hackney

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

The family fortress

 

Schools 100%Safety 82/100Transport 45/100Low yield 3.22%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
82
Schools
90
Transport
45
Environment
65
Investment
56

The bottom line

N16 5PT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £690,000 median — 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 5PT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price+32.7% vs London avg
vs London income-12.6% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for N16 5PT

🛡️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 5PT 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 · 4 min walk

KS2: 106.2

★★

Secondary

Lubavitch House School (Senior Girls)

Good · Inspected Sept 2022 · 4 min walk

P8: +0.02A8: 41.5

100% of local schools rated Good or Outstanding · based on 39 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

57.8 incidents per 1,000 residents

Better than 56% of London
→ Stable

-36% vs borough

Crime by type

Violence & sexual offences31%
Other28%
Anti-social behaviour17%
Vehicle crime7%
Burglary7%
Drug offences5%
Theft3%
Robbery2%

Road safety

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 873m

Crime is 11% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£690,000

Median sale price

Above London median by 33%

£690,000 is 33% above the London median (£520,000)

+62.2%

This year

Flat

Dominant type

Price history

5-year change
+67.9%
Sales (24 months)6
New build0.0%
Avg flat£690,000
Price per m²£9,815/m²
Price per ft²£912/ft²
Avg floor area71.9 m²

EPC breakdown

C
49%
D
22%
E
6%
F
1%

Based on 78 properties · Confidence: high

Street mix

Terraced 15%Flat 83%Other 2%

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

Stamp duty

Standard buyer£22,000
First-time buyerFTB
£22,000
Additional propertyBTL/2nd
£42,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

18.8×

Price-to-income

£3,452/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£179,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.2%

Total change

+1051%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.8%

per year

Acceleration

+46.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 82 sales

Property Type Mix

Total: 82 sales

Terraced15.9%
Flat/maisonette84.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£159k+123.9%2.8
Post-dot-com plateau2001–2003£118k£185k+56.8%2
Pre-crash peak2005–2007£192k£299k+55.5%4.7
GFC & correction2008–2012£243k£388k+59.8%2.8
Help-to-Buy recovery2013–2016£250k£440k+76%2
Brexit uncertainty2017–2018£465k£575k+23.7%1.5
Pandemic surge2020–2021£570k£411k-27.9%5
Rate-rise correction2022–2022£475k£475k+0%5
Current market2024–2026£504k£818k+62.2%3.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Flat/maisonette+1.8% α
Local
8.4%
District
6.6%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

37

Walkability score

101

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)

4

EV chargers (800m)

Nearest car park162m
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: 4.7 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

5 min walk

6

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.3 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 (486 m)

Nearest supermarket1010 Supermarket · 541 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)

540m

Post office

Nearby shops

Royal Meats377 m
Berry's382 m
Sharon's Bakery394 m
The Wine Cellar414 m

Nearby cafes

Montegino451 m
Enjoy Cafe508 m
Aran's Cafe582 m
Stop Over619 m

Nearby restaurants

Cantina Do Gaucho449 m
Tasti Pizza449 m
Brazilian Centre460 m
Grill 66504 m

Nearby pubs

Mascara Bar486 m
The Bird Cage538 m
The Wheatsheaf569 m
Turnpike House605 m

Nearby pharmacies

Day Lewis Pharmacy380 m
Boots482 m
Safedale910 m
Benjamin Chemist951 m
Food hygiene (5-star)52% of 73

Business

Local businesses registered here

Active businesses
40
New (last 12 months)
9
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

79 DUNSMURE ROAD MANAGEMENT LTD
ATLANTIC LODGINGS LTD
BLOSSOM OUTREACH SERVICES LIMITED
BOBSPARKS CERTS 4 U LIMITED
BROOKFIELD REAL ESTATE LTD

+15 more

Investment

Investment grade, yield and market outlook

56

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

66

Price growth score

B
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,456m
Crossrail 2 route234m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,046 nationally

1,506

Est. population

12,251/km²

65%

Employed

35%

Degree educated

£36,700

Median income

6.2%

Claimant rate

Inner cityHigh densityRenters

29

Community stability

Age profile

44%
24%
16%
Under 1844%
18–3424%
35–4916%
50–649%
65+7%

Tenure

13%
16%
48%
21%
Own outright13%
Own (mortgage)16%
Private rent49%
Social rent21%
Shared ownership2%

Ethnicity

57%
18%
White British57%
White Other18%
Asian4%
Black8%
Mixed3%
Other11%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine15%
No car household59%
Unemployed3%
No qualifications30%

Housing tenure (Census 2021)

Private rent49%
Social rent21%

vs. London

Income vs London-12.6%
Price vs London+32.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
7
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)
46
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£690,000)

£22,000

Standard buyer

£22,000

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N16 5PT

Full postcodeN16 5PT
Postcode districtN16
BoroughLondon Borough of Hackney
WardStamford Hill West
Latitude51.570403
Longitude-0.076781
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