Stamford Hill West · Hackney · Hackney North and Stoke Newington constituency · 51.57134, -0.07782

N16 5QS— Stamford Hill West, Hackney

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

The practical family move

 

Schools 100%Safety 82/100Transport 47/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
58
Safety
82
Schools
90
Transport
47
Environment
60
Investment
60

The bottom line

N16 5QS 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 5QS

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 5QS

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How N16 5QS 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 · 5 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 40 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 22 min walk

7 primaries · 3 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)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 979m

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area114.3 m²

EPC breakdown

C
14%
D
18%
E
9%

Based on 41 properties · Confidence: high

Street mix

Semi 13%Terraced 30%Flat 57%

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£285,750
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 CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2019 · CAGR

+12.6%

Total change

+1632%

Market Activity

Price Velocity & Acceleration

Current Velocity

+129.1%

per year

Acceleration

+129.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £700k+ · 23 sales

Property Type Mix

Total: 23 sales

Semi-detached13%
Terraced30.4%
Flat/maisonette56.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£237k+233.1%1.7
Post-dot-com plateau2001–2004£104k£390k+275%1.2
GFC & correction2008–2010£700k£325k-53.6%1
Help-to-Buy recovery2013–2016£350k£537k+53.4%1.7
Brexit uncertainty2019–2019£1.23m£1.23m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
10.9%
District
10.4%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
15.1 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

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

32

Walkability score

87

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 park275m
Santander docks (800m)0
Nearest cycle dock2.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 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 AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.9 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

5 min walk

65%

Recommend GP

65%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.2 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

31

Parks (1km)

7

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Turnpike House (571 m)

Nearest supermarket1010 Supermarket · 663 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)

515m

Post office

Nearby shops

Berry's377 m
Royal Meats395 m
Sharon's Bakery407 m
Berger & Twersky418 m

Nearby cafes

Montegino411 m
Aran's Cafe552 m
Enjoy Cafe634 m
An Nur Cafe694 m

Nearby restaurants

Tasti Pizza404 m
Cantina Do Gaucho406 m
Brazilian Centre427 m
Grill 66631 m

Nearby pubs

Turnpike House571 m
Mascara Bar613 m
The Bird Cage664 m
The Wheatsheaf696 m

Nearby pharmacies

Day Lewis Pharmacy397 m
Boots474 m
Safedale1.0 km
Benjamin Chemist1.1 km
Food hygiene (5-star)50% of 66

Business

Local businesses registered here

Active businesses
45
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

ABERCAIRN 67 LTD
BACOIL LTD
BEST STREET LTD
BETTERFELD LTD
BOUNDFIELD ROAD LIMITED

+15 more

Investment

Investment grade, yield and market outlook

60

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 score13/100
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

24.4

Price growth score

E
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,545m
Crossrail 2 route312m

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
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
5
Major developments (800m)
1
Planning apps (3 years)
11
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)
33
Largest scheme
155 homes · Hillside Estate, Hillside Estate, Stamford Hill, N15
Pipeline pressure
LOW

Named schemes (500m)

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
39, 39, Amhurst Park, N16 5DL14 homes
completed
9, 9, AMHURST PARK, N1614 homes
completed
10 - 16, 10 - 16, Bethune Road, N16 5BD12 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

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Key facts for N16 5QS

Full postcodeN16 5QS
Postcode districtN16
BoroughLondon Borough of Hackney
WardStamford Hill West
Latitude51.571337
Longitude-0.077824
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