Cazenove · Hackney · Hackney North and Stoke Newington constituency · 51.56727, -0.06530

N16 6HS— Cazenove, Hackney

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

The family fortress

 

Schools 100%Safety 87/100Transport 40/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
57
Safety
87
Schools
90
Transport
40
Environment
62
Investment
49

The bottom line

N16 6HS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N16 6HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for N16 6HS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N16 6HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Jubilee Primary School

Good · Inspected Jun 2022 · 2 min walk

KS2: 104.7

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 9 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 39 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 43 min walk

10 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

26.7 incidents per 1,000 residents

Better than 81% of London
→ Stable

-70% vs borough

Crime by type

Other25%
Violence & sexual offences21%
Anti-social behaviour19%
Burglary13%
Vehicle crime11%
Theft9%
Drug offences2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 960m

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£10,907/m²
Price per ft²£1,013/ft²
Avg floor area105 m²

EPC breakdown

C
20%
D
20%
E
5%
F
1%

Based on 46 properties · Confidence: high

Street mix

Terraced 54%Detached 4%Flat 39%Other 4%

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£262,500
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 DAnnual charge £1,722
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.6%

Total change

+790%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.6%

per year

Acceleration

-267.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 27 sales

Property Type Mix

Total: 27 sales

Detached3.7%
Terraced55.6%
Flat/maisonette40.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£125k£270k+116%2.3
Post-dot-com plateau2001–2002£256k£268k+4.8%2
Pre-crash peak2006–2007£500k£198k-60.5%1
GFC & correction2011–2012£690k£578k-16.3%1.5
Help-to-Buy recovery2016–2016£1.13m£1.13m+0%1
Brexit uncertainty2017–2018£363k£769k+112.1%1
Pandemic surge2021–2021£900k£900k+0%1
Rate-rise correction2022–2023£417k£1.44m+244.7%2.5
Current market2025–2025£1.11m£1.11m+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
7.5%
District
7.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

37

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

1.9 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

4

Car parks (800m)

3

EV chargers (800m)

Nearest car park419m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
781m

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: 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 AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.1 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

5

GPs within 1km

1

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Wheatsheaf (498 m)

Nearest supermarketSo Real · 171 m
8 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

909m

Post office

Nearby shops

U-K-T Minimarket509 m
Best Price511 m
Stamford Hill Off License513 m
Magdalenka sklep polski517 m

Nearby cafes

Springfield Park Cafe431 m
Enjoy Cafe517 m
Stop Over564 m
The Dialogue646 m

Nearby restaurants

Grill 66516 m
Best Kebab544 m
Roti Stop584 m
Wu586 m

Nearby pubs

The Wheatsheaf498 m
Mascara Bar511 m
The Bird Cage521 m
The Royal Sovereign535 m

Nearby pharmacies

Day Lewis Pharmacy755 m
Benjamin Chemist804 m
Boots832 m
Food hygiene (5-star)41% of 56

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

ADAM DESIGN & BUILDING LTD
CASA CORROCHIO LTD
CONCILIO CAPITAL LTD
IMAQ INC LTD
IT CONSULT 2000 LIMITED

+8 more

Investment

Investment grade, yield and market outlook

49

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

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

8/100

Velocity score

Future outlook

37.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,311m
Crossrail 2 route581m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,332 nationally

1,988

Est. population

29,471/km²

57%

Employed

37%

Degree educated

£43,800

Median income

5.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

36%
24%
17%
13%
Under 1836%
18–3424%
35–4917%
50–6413%
65+10%

Tenure

23%
14%
37%
26%
Own outright23%
Own (mortgage)14%
Private rent37%
Social rent26%
Shared ownership0%
Rent free0%

Ethnicity

40%
17%
21%
White British40%
White Other18%
Asian21%
Black8%
Mixed3%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine14%
No car household54%
Unemployed3%
No qualifications29%

Housing tenure (Census 2021)

Private rent37%
Social rent26%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
22
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
14
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)
25
Largest scheme
132 homes · Tower Court, Tower Court, Clapton Common, E5 9AJ
Pipeline pressure
NONE

Named schemes (500m)

CLAPTON HALL CHURCH, CLAPTON HALL CHURCH, ALKHAM ROAD, N1625 homes
completed
54-54a, 54-54a, Clapton Common, E5 9AL16 homes
completed
79 & 81, 79 & 81, Kyverdale Road, N16 6PH14 homes
completed
GROVE HOUSE AND GROVE COTTAGE, GROVE HOUSE AND GROVE COTTAGE, STAMFORD GROVE EAST, N1610 homes
completed
41-43, 41-43, Osbaldeston Road, N16 7DL9 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

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Key facts for N16 6HS

Full postcodeN16 6HS
Postcode districtN16
BoroughLondon Borough of Hackney
WardCazenove
Latitude51.567273
Longitude-0.065298
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
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