Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.56517, -0.07376

N16 5TT— Stoke Newington, Hackney

Location and area intelligence for N16 5TT, Stoke Newington, Hackney

The family fortress

 

Bottom 25% LondonSchools 100%Safety 86/100Transport 56/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
71
Safety
86
Schools
95
Transport
56
Environment
73
Investment
69

The bottom line

N16 5TT 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: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N16 5TT

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 5TT

🛡️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 5TT 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 · 10 min walk

P8: +0.02A8: 41.5

100% of local schools rated Good or Outstanding · based on 45 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 30 min walk

9 primaries · 1 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

12

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 363m

Crime is 54% below London average

Property

Prices, sales volume and market trends

Avg floor area53 m²

EPC breakdown

C
14%
D
6%
E
2%

Based on 22 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£132,500
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 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

2002–2021 · CAGR

+4.8%

Total change

+143%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.2%

per year

Acceleration

-79.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£72k£72k+0%1
Pre-crash peak2007–2007£160k£160k+0%1
GFC & correction2008–2008£220k£220k+0%1
Brexit uncertainty2017–2017£303k£303k+0%1
Pandemic surge2021–2021£175k£175k+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 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Sisters Underground StationVictoria line
23 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
10 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
13 min walk
Clapton Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

69

Walkability score

211

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 park218m
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
NoiseMEDIUM
road
MODERATE
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: 64%
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 · 2.0 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)

44

Restaurants (800m)

24

Cafes (800m)

8

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

19

Convenience

Nearest supermarket1010 Supermarket · 83 m
1 sports halls

Nightlife (500m)

1

Nightclubs

9

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

452m

Post office

Nearby shops

Zelal Supermarket40 m
Station Food & Wine62 m
Londis106 m
Eren Food Centre109 m

Nearby cafes

Stop Over67 m
Abney Park Cafe158 m
Enjoy Cafe178 m
215 Hackney210 m

Nearby restaurants

Bishmillah Kebab House40 m
Sweet Lemon44 m
Chicken Spot50 m
Roti Stop59 m

Nearby pubs

The Bird Cage148 m
The Wheatsheaf150 m
Mascara Bar204 m
The Jolly Butchers294 m

Nearby gyms

Muslceworks Gym642 m

Nearby pharmacies

Benjamin Chemist341 m
Safedale463 m
Safedale Pharmacy813 m
Day Lewis Pharmacy814 m

Nearby health

Stoke Newington Dental Practice624 m
Food hygiene (5-star)55% of 168

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

DALE DAVIDSON JUNIOR CONSTANT LTD
GRACE ABUNDANCE WORLD MINISTRIES LIMITED
JBI PROPERTY LIMITED
JBI PUBLISHING LIMITED
OPEN THE GATE UNLIMITED C.I.C.

+3 more

Investment

Investment grade, yield and market outlook

69

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

51.7

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,932m
Crossrail 2 route10m

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)
54
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
14
Commercial apps (800m)
10
Major developments (800m)
2
Planning apps (3 years)
17
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
Green
Ward majority vote
19.0%
Ward turnout
48%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Jacob CableGreen
Ifhat ShaheenGreen
Reiner TegtmeyerGreen

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Key facts for N16 5TT

Full postcodeN16 5TT
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.565173
Longitude-0.073756
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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