Stamford Hill West · Hackney · Hackney North and Stoke Newington constituency · 51.56559, -0.07403

N16 5SG— Stamford Hill West, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
71
Safety
86
Schools
95
Transport
56
Environment
73
Investment
54

The bottom line

N16 5SG 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 5SG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+17.9% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for N16 5SG

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N16 5SG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

William Patten Primary School

Outstanding · Inspected Oct 2023 · 5 min walk

KS2: 107.0

★★

Secondary

Lubavitch House School (Senior Girls)

Good · Inspected Sept 2022 · 9 min walk

P8: +0.02A8: 41.5

100% of local schools rated Good or Outstanding · based on 44 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

30.1 incidents per 1,000 residents

Better than 79% of London
→ Stable

-66% vs borough

Crime by type

Other30%
Violence & sexual offences30%
Drug offences14%
Robbery8%
Anti-social behaviour5%
Theft5%
Vehicle crime5%
Burglary3%

Road safety

99

Road safety score

1

Accidents (5yr)

11

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 392m

Crime is 54% below London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N16 district median

£518,250

Based on 326 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£9,746/m²
Price per ft²£905/ft²
Avg floor area65.5 m²

EPC breakdown

C
7%
D
4%
E
6%

Based on 17 properties · Confidence: medium

Street mix

Terraced 29%Flat 43%Other 29%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£163,750
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)
RoofFlat, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+8.8%

Total change

+721%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.3%

per year

Acceleration

+9.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 9 sales

Property Type Mix

Total: 9 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£77k£77k+0%1
Post-dot-com plateau2001–2001£55k£55k+0%1
GFC & correction2012–2012£230k£230k+0%1
Help-to-Buy recovery2013–2014£400k£355k-11.4%1.5
Brexit uncertainty2017–2017£458k£458k+0%2
Current market2024–2024£633k£633k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.4% alpha

Flat/maisonette+3.4% α
Local
8.9%
District
5.5%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Sisters Underground StationVictoria line
22.4 min walk
Stoke Newington

Nearby stations

Stoke NewingtonNational Rail
1 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
1 min walk
Rectory Road Rail StationWeaver · Greater Anglia
11 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
13 min walk
Clapton Rail StationGreater Anglia · Weaver
16 min walk
No bus stops within 400m

69

Walkability score

195

Footpaths (500m)

0

Santander docks (800m)

1.8 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)

7

EV chargers (800m)

Nearest car park179m
Santander docks (800m)0
Nearest cycle dock1.8 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: 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 AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.7 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

SPRING HILL PRACTICE

BELFAST ROAD, N16 6UH

2 min walk

82%

Recommend GP

82%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

43

Restaurants (800m)

24

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

16

Convenience

Nearest supermarket1010 Supermarket · 38 m
1 sports halls

Nightlife (500m)

1

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

499m

Post office

Nearby shops

Zelal Supermarket15 m
Londis74 m
Eren Food Centre98 m
Station Food & Wine102 m

Nearby cafes

Stop Over83 m
Enjoy Cafe148 m
Abney Park Cafe207 m
215 Hackney259 m

Nearby restaurants

Chicken Spot3 m
Sweet Lemon7 m
Bishmillah Kebab House21 m
Best Kebab90 m

Nearby pubs

The Bird Cage124 m
The Wheatsheaf137 m
Mascara Bar172 m
The Jolly Butchers342 m

Nearby gyms

Muslceworks Gym689 m

Nearby pharmacies

Benjamin Chemist389 m
Safedale484 m
Day Lewis Pharmacy770 m
Safedale Pharmacy825 m

Nearby health

Stoke Newington Dental Practice669 m
Food hygiene (5-star)56% of 176

Business

Local businesses registered here

Active businesses
35
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

188 LORDSHIP ROAD LTD
ACE PROPERTY LONDON LTD
ALBION PARADE ESTATE LTD
ALEXANDRA STREET LTD
BOMBAY MIX LONDON LTD

+15 more

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

63.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,973m
Crossrail 2 route12m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,015 nationally

1,227

Est. population

9,937/km²

66%

Employed

55%

Degree educated

£49,500

Median income

5.7%

Claimant rate

Inner cityHigh densityYoung professionals

34

Community stability

Age profile

23%
30%
23%
16%
Under 1823%
18–3430%
35–4923%
50–6416%
65+9%

Tenure

14%
18%
39%
28%
Own outright14%
Own (mortgage)19%
Private rent39%
Social rent28%
Shared ownership1%

Ethnicity

42%
18%
17%
White British42%
White Other18%
Asian7%
Black17%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household63%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent39%
Social rent28%

vs. London

Income vs London+17.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
55
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
10
Major developments (800m)
2
Planning apps (3 years)
18
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)
60
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)

65 - 67, 65 - 67, Stamford Hill, Hackney, N16 5TJ75 homes
completed
92-94, 92-94, Stamford Hill, N16 6XS68 homes
completed
15-21, 15-21, NORTHWOLD ROAD, N1661 homes
completed
67 - 87, 67 - 87, George Downing Estate, Cazenove Road, N16 6BH56 homes
completed
230-240, 230-240, STOKE NEWINGTON HIGH STREET, N1650 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 5SG

Full postcodeN16 5SG
Postcode districtN16
BoroughLondon Borough of Hackney
WardStamford Hill West
Latitude51.565591
Longitude-0.074026
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