Cazenove · Hackney · Hackney North and Stoke Newington constituency · 51.56821, -0.06357

N16 6HT— Cazenove, Hackney

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

The family fortress

 

Schools 100%Safety 87/100Transport 36/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
57
Safety
87
Schools
90
Transport
36
Environment
62
Investment
49

The bottom line

N16 6HT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N16 6HT

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 6HT

🛡️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 6HT 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 · 4 min walk

KS2: 104.7

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 8 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 · 42 min walk

8 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)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.1km

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£4,417/m²
Price per ft²£410/ft²
Avg floor area112.2 m²

EPC breakdown

B
1%
C
11%
D
20%
E
6%
F
1%

Based on 39 properties · Confidence: high

Street mix

Terraced 38%Flat 63%

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£280,500
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

+4.4%

Total change

+266%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.6%

per year

Acceleration

+92.32

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 54 sales

Property Type Mix

Total: 54 sales

Terraced38.9%
Flat/maisonette61.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£130k£135k+3.5%1.8
Post-dot-com plateau2001–2004£120k£390k+226.4%2.8
Pre-crash peak2005–2007£220k£240k+9.1%1.7
GFC & correction2009–2012£240k£820k+241.7%1.5
Help-to-Buy recovery2014–2016£380k£385k+1.3%2
Brexit uncertainty2018–2019£1.40m£1.07m-23.6%2.5
Pandemic surge2020–2021£720k£458k-36.4%2.5
Rate-rise correction2022–2023£400k£1.45m+263.1%2.5
Current market2024–2025£397k£475k+19.6%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Weakest performer

Flat/maisonette

-1.7% alpha

Terraced-0.2% α
Local
6.7%
District
6.9%
Flat/maisonette-1.7% α
Local
6.2%
District
7.9%

CAGR over 20yr 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 Volume53
Seasonal Timing0
Trend Position100

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
20.8 min walk
Clapton→ Liverpool Street· 4 tph
13 min

Nearby stations

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

44

Walkability score

120

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

3

Car parks (800m)

2

EV chargers (800m)

Nearest car park263m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
632m

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: 4.9 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Walthamstow Marshes SSSI — 0.9 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

5 min walk

77%

Recommend GP

77%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Royal Sovereign (619 m)

Nearest supermarketSo Real · 167 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)

896m

Post office

Nearby shops

Tesco Express603 m
B & S Food and Wine616 m
U-K-T Minimarket637 m
Best Price644 m

Nearby cafes

Springfield Park Cafe278 m
The Boathouse Cafe638 m
The Dialogue644 m
Enjoy Cafe655 m

Nearby restaurants

Wu589 m
Grill 66654 m
79 Clapton654 m
Sodo Pizza655 m

Nearby pubs

The Royal Sovereign619 m
The Wheatsheaf644 m
Mascara Bar646 m
The Bird Cage664 m

Nearby pharmacies

Day Lewis Pharmacy771 m
Boots827 m
Food hygiene (5-star)48% of 59

Business

Local businesses registered here

Active businesses
18
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

84 FORBURG ROAD RTM COMPANY LIMITED
94 FORBURG ROAD (FREEHOLD) COMPANY LIMITED
B&C STAR ESTATES LTD
BLUMING HOUSING LIMITED
CREPE APPAREL LTD

+13 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 score13/100
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

42.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,446m
Crossrail 2 route695m

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)
29
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
13
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
132 homes · Tower Court, Tower Court, Clapton Common, E5 9AJ
Pipeline pressure
NONE

Named schemes (500m)

Buccleuch House, Buccleuch House, Clapton Common, Clapton Common, E5 9AN107 homes
completed
44-73 & 94-127 FAWCETT HOUSE, 44-73 & 94-127 FAWCETT HOUSE, FAWCETT ESTATE, CLAPTON COMMON, E532 homes
completed
54-54a, 54-54a, Clapton Common, E5 9AL16 homes
completed
GROVE HOUSE AND GROVE COTTAGE, GROVE HOUSE AND GROVE COTTAGE, STAMFORD GROVE EAST, N1610 homes
completed
70, 70, Oldhill Street, N16 6NA8 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 6HT

Full postcodeN16 6HT
Postcode districtN16
BoroughLondon Borough of Hackney
WardCazenove
Latitude51.568207
Longitude-0.063570
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