Stamford Hill West · Hackney · Hackney North and Stoke Newington constituency · 51.56870, -0.07659

N16 5RH— Stamford Hill West, Hackney

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

The family fortress

 

Schools 100%Safety 80/100Transport 55/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
66
Safety
80
Schools
90
Transport
55
Environment
65
Investment
70

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N16 5RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for N16 5RH

🛡️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 5RH 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 · 5 min walk

KS2: 106.6

★★

Secondary

Lubavitch House School (Senior Girls)

Good · Inspected Sept 2022 · 6 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 · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.6 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-19% vs borough

Crime by type

Other38%
Violence & sexual offences16%
Theft15%
Anti-social behaviour13%
Robbery10%
Drug offences3%
Vehicle crime2%
Burglary2%

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 · 684m

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area66.4 m²

EPC breakdown

C
6%
D
4%

Based on 10 properties · Confidence: medium

Street mix

Flat 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£166,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+6.8%

Total change

+386%

Market Activity

Price Velocity & Acceleration

Current Velocity

-40.8%

per year

Acceleration

-145.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£59k£59k+0%1
Post-dot-com plateau2002–2004£78k£102k+30.8%1
Pre-crash peak2006–2007£123k£167k+35.4%1
GFC & correction2008–2008£240k£240k+0%1
Help-to-Buy recovery2014–2014£238k£238k+0%1
Brexit uncertainty2018–2018£485k£485k+0%2
Rate-rise correction2022–2022£287k£287k+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
Trend Position100

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
18.4 min walk
Stoke Newington

Nearby stations

Stoke Newington Rail StationGreater Anglia · Weaver
6 min walk
Stoke NewingtonNational Rail
6 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
8 min walk
Rectory Road Rail StationWeaver · Greater Anglia
16 min walk
South Tottenham Rail StationSuffragette
17 min walk
No bus stops within 400m

49

Walkability score

94

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria43 min ↑
Waterloo50 min ↑
Canary Wharf44 min ↓
City ★37 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)

6

EV chargers (800m)

Nearest car park31m
Santander docks (800m)0
Nearest cycle dock2.0 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 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: 4.6 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 19%
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

6 min walk

5

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.5 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

45

Parks (1km)

31

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Mascara Bar (341 m)

Nearest supermarket1010 Supermarket · 359 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)

694m

Post office

Nearby shops

U-K-T Minimarket318 m
Best Price333 m
Stamford Hill Off License345 m
Magdalenka sklep polski360 m

Nearby cafes

Enjoy Cafe357 m
Stop Over449 m
Abney Park Cafe590 m
Montegino620 m

Nearby restaurants

Grill 66354 m
Chicken Spot389 m
Sweet Lemon395 m
Bishmillah Kebab House404 m

Nearby pubs

Mascara Bar341 m
The Bird Cage381 m
The Wheatsheaf415 m
The Jolly Butchers721 m

Nearby gyms

Muslceworks Gym1.1 km

Nearby pharmacies

Day Lewis Pharmacy508 m
Boots624 m
Safedale725 m
Benjamin Chemist764 m

Nearby health

Stoke Newington Dental Practice1.0 km
Food hygiene (5-star)61% of 131

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BEVERLEY DEE CARE LIMITED

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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 score20/100
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

39.8

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,273m
Crossrail 2 route210m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 890 nationally

1,750

Est. population

28,509/km²

55%

Employed

27%

Degree educated

£36,300

Median income

9.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

29

Community stability

Age profile

38%
24%
19%
13%
Under 1838%
18–3424%
35–4919%
50–6413%
65+7%

Tenure

30%
61%
Own outright3%
Own (mortgage)4%
Private rent30%
Social rent61%
Shared ownership2%
Rent free1%

Ethnicity

44%
17%
18%
13%
White British44%
White Other17%
Asian4%
Black18%
Mixed4%
Other13%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine21%
No car household70%
Unemployed5%
No qualifications32%

Housing tenure (Census 2021)

Social rent61%
Private rent30%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
48
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
8
Major developments (800m)
2
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)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
44
Largest scheme
83 homes · Latitude (Former St Annes Convent), 77, Latitude (Former St Annes Convent), 77, Manor Road, N16 5BL
Pipeline pressure
NONE

Named schemes (500m)

Latitude (Former St Annes Convent), 77, Latitude (Former St Annes Convent), 77, Manor Road, N16 5BL83 homes
completed
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

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 5RH

Full postcodeN16 5RH
Postcode districtN16
BoroughLondon Borough of Hackney
WardStamford Hill West
Latitude51.568700
Longitude-0.076593
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
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