Stamford Hill West · Hackney · Hackney North and Stoke Newington constituency · 51.56603, -0.07363

N16 5SR— Stamford Hill West, Hackney

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

The family fortress

 

Schools 100%Safety 80/100Transport 60/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
67
Safety
80
Schools
95
Transport
60
Environment
62
Investment
70

The bottom line

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

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how N16 5SR scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N16 5SR meets your needs.

Location

N16 5SR

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 5SR

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N16 5SR 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 · 6 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 41 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

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

98

Road safety score

2

Accidents (5yr)

13

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

14

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 447m

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area25.7 m²

EPC breakdown

C
47%
D
55%
E
38%
F
9%
G
2%

Based on 151 properties · Confidence: high

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£64,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
21.9 min walk
Stoke Newington

Nearby stations

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

66

Walkability score

183

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 park158m
Santander docks (800m)0
Nearest cycle dock1.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed487 Mbps
Median download445 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 43%
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

40

Parks (1km)

39

Restaurants (800m)

20

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

14

Convenience

Nearest supermarket1010 Supermarket · 69 m
1 sports halls

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

546m

Post office

Nearby shops

Londis22 m
Zelal Supermarket57 m
Eren Food Centre67 m
Magdalenka sklep polski90 m

Nearby cafes

Stop Over87 m
Enjoy Cafe94 m
Abney Park Cafe252 m
215 Hackney304 m

Nearby restaurants

Bishmillah Kebab House55 m
Sweet Lemon57 m
Chicken Spot58 m
Best Kebab69 m

Nearby pubs

The Bird Cage75 m
The Wheatsheaf97 m
Mascara Bar117 m
The Axe387 m

Nearby gyms

Muslceworks Gym737 m

Nearby pharmacies

Benjamin Chemist435 m
Safedale538 m
Day Lewis Pharmacy719 m
Boots840 m

Nearby health

Stoke Newington Dental Practice719 m
Food hygiene (5-star)59% of 167

Business

Local businesses registered here

Active businesses
127
New (last 12 months)
17
Dissolved (last 12 months)
0
Industry diversity
29
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

15 LOCKMEAD LTD
18 CRANWICH LTD
88 DEVONSHIRE LTD
AGOC 11C LTD
ALPHA ESTATES MANAGEMENT LIMITED

+15 more

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 score23/100
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

44.9

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,026m
Crossrail 2 route13m

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)
51
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
14
Commercial apps (800m)
10
Major developments (800m)
2
Planning apps (3 years)
19
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)
62
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 5SR

Full postcodeN16 5SR
Postcode districtN16
BoroughLondon Borough of Hackney
WardStamford Hill West
Latitude51.566026
Longitude-0.073633
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