Cazenove · Hackney · Hackney North and Stoke Newington constituency · 51.56567, -0.06159

N16 6AR— Cazenove, Hackney

Location and area intelligence for N16 6AR, Cazenove, Hackney

The family fortress

 

Schools 100%Safety 88/100Transport 40/100Yield 6.74%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
57
Safety
88
Schools
90
Transport
40
Environment
62
Investment
62

The bottom line

N16 6AR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £329,167 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N16 6AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-36.7% vs London avg
vs London income-16.2% vs London avg
vs London crime-64.0% vs London avg

Deep-dive guides for N16 6AR

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How N16 6AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Northwold Primary School

Not yet inspected · Inspected Dec 2024 · 5 min walk

KS2: 109.3

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 12 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

23.2 incidents per 1,000 residents

Better than 84% of London
→ Stable

-74% vs borough

Crime by type

Other26%
Violence & sexual offences20%
Theft17%
Anti-social behaviour11%
Burglary11%
Robbery9%
Vehicle crime4%
Drug offences2%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.1km

Crime is 64% below London average

Property

2 Jul

Prices, sales volume and market trends

£329,167

Median sale price

Bottom 25% — 37% below London median

£329,167 is 37% below the London median (£520,000)

-16.0%

This year

Flat

Dominant type

Price history

5-year change
+205.5%
Sales (24 months)14
New build0.0%
Avg flat£329,167
Price per m²£5,523/m²
Price per ft²£513/ft²
Avg floor area59.6 m²

EPC breakdown

B
11%
C
30%
D
7%

Based on 48 properties · Confidence: high

Street mix

Flat 98%Other 2%

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

Stamp duty

Standard buyer£3,958
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,833

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.4×

Price-to-income

£1,647/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£149,000
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

1997–2025 · CAGR

+7%

Total change

+558%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.2%

per year

Acceleration

-297.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 34 sales

Property Type Mix

Total: 34 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£50k£78k+56%1
Post-dot-com plateau2002–2004£132k£125k-5.3%1.3
Pre-crash peak2007–2007£175k£175k+0%4
GFC & correction2012–2012£225k£225k+0%2
Brexit uncertainty2017–2017£320k£320k+0%2
Pandemic surge2020–2020£138k£138k+0%1
Current market2024–2025£500k£329k-34.2%9.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Flat/maisonette-0.9% α
Local
3.9%
District
4.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Clapton→ Liverpool Street· 4 tph
13 min

Nearby stations

Clapton Rail StationWeaver · Greater Anglia
7 min walk
ClaptonNational Rail
7 min walk
Stoke Newington Rail StationWeaver · Greater Anglia
10 min walk
Rectory Road Rail StationWeaver · Greater Anglia
12 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
18 min walk
No bus stops within 400m

37

Walkability score

106

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria55 min ↑
Waterloo58 min ↑
Canary Wharf50 min ↑
City ★45 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)

1

EV chargers (800m)

Nearest car park490m
Santander docks (800m)0
Nearest cycle dock1.7 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: 26.0 µg/m³ · PM2.5: 8.0 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: 4.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 0.9 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

FOUNTAYNE ROAD MEDICAL PRACTICE

1A FOUNTAYNE ROAD, N16 7EA

4 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketSo Real · 452 m
8 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

977m

Post office

Nearby shops

Tesco Express292 m
B & S Food and Wine524 m
Star Food Centre536 m
Suba676 m

Nearby cafes

The Dialogue337 m
Springfield Park Cafe405 m
E5 Cafe and Restaurant568 m
Hatch Cafe664 m

Nearby restaurants

Wu279 m
79 Clapton343 m
Sodo Pizza348 m
Perfect Fried Chicken789 m

Nearby pubs

The Royal Sovereign355 m
The Crooked Billet489 m
The Anchor & Hope666 m
The Wheatsheaf741 m

Nearby gyms

Anytime Fitness1.1 km

Nearby health

The Riverside Practice684 m
The Clapton Surgery692 m
HomeMed Healthcare698 m
Food hygiene (5-star)45% of 71

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

AZY ESTATES LTD
AZYK ESTATES LTD
EFO MANSIONS LIMITED
ENGEL PROPERTIES LTD
EZJ HOLDINGS LTD

+6 more

Investment

Investment grade, yield and market outlook

62

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
6.7% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

40.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,222m
Crossrail 2 route849m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,472 nationally

1,979

Est. population

27,608/km²

58%

Employed

24%

Degree educated

£35,200

Median income

8.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

29

Community stability

Age profile

44%
27%
14%
Under 1844%
18–3427%
35–4914%
50–649%
65+6%

Tenure

38%
47%
Own outright8%
Own (mortgage)7%
Private rent38%
Social rent47%
Rent free0%

Ethnicity

47%
14%
16%
White British47%
White Other14%
Asian11%
Black16%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine16%
No car household55%
Unemployed4%
No qualifications35%

Housing tenure (Census 2021)

Social rent47%
Private rent38%

vs. London

Income vs London-16.2%
Price vs London-36.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
10
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
107 homes · Buccleuch House, Buccleuch House, Clapton Common, Clapton Common, E5 9AN
Pipeline pressure
NONE

Named schemes (500m)

84, 84, Northwold Road, E5 8RL62 homes
completed
Former Depot Site, Former Depot Site, Rossington Street, E5 8SP43 homes
completed
83, 83, Upper Clapton Road, 16 Rossendale Street, E5 9BU39 homes
completed
44-73 & 94-127 FAWCETT HOUSE, 44-73 & 94-127 FAWCETT HOUSE, FAWCETT ESTATE, CLAPTON COMMON, E532 homes
completed
Upper Clapton United Reformed Church, Upper Clapton United Reformed Church, Clapton Road, E5 9BU27 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.2%
Ward turnout
42%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Charlie LawrieGreen
Ian David SharerConservative
Emma NeathGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£329,167)

£3,958

Standard buyer

£0

First-time buyer

Save £3,958

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N16 6AR

Full postcodeN16 6AR
Postcode districtN16
BoroughLondon Borough of Hackney
WardCazenove
Latitude51.565674
Longitude-0.061585
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