Cazenove · Hackney · Hackney North and Stoke Newington constituency · 51.56686, -0.06830

N16 6PL— Cazenove, Hackney

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

The family fortress

 

Schools 100%Safety 84/100Transport 52/100Yield 4.28%

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
67
Safety
84
Schools
90
Transport
52
Environment
62
Investment
69

The bottom line

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

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Location

N16 6PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for N16 6PL

🛡️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 6PL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Simon Marks Jewish Primary School

Good · Inspected Feb 2024 · 2 min walk

KS2: 111.2

★★

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 36 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 32 min walk

10 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

48.7 incidents per 1,000 residents

Better than 64% of London
→ Stable

-46% vs borough

Crime by type

Other24%
Violence & sexual offences21%
Anti-social behaviour16%
Vehicle crime13%
Burglary13%
Theft7%
Robbery4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 764m

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area72.5 m²

EPC breakdown

B
2%
C
12%
D
14%
E
3%

Based on 31 properties · Confidence: high

Street mix

Semi 13%Terraced 67%Flat 20%

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£181,250
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

1995–2018 · CAGR

+12.1%

Total change

+1278%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

-13.14

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached13.3%
Terraced66.7%
Flat/maisonette20%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£92k£221k+139.7%1.7
Post-dot-com plateau2002–2004£366k£418k+14.2%1
Pre-crash peak2006–2006£478k£478k+0%1
GFC & correction2008–2012£375k£660k+76%2
Help-to-Buy recovery2016–2016£1.18m£1.18m+0%1
Brexit uncertainty2017–2018£1.30m£1.27m-2.5%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

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
21.3 min walk
Stoke Newington

Nearby stations

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

44

Walkability score

55

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 park459m
Santander docks (800m)0
Nearest cycle dock1.9 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 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: 4.6 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.3 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

4 min walk

82%

Recommend GP

82%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

19

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Wheatsheaf (285 m)

Nearest supermarketSo Real · 275 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

738m

Post office

Nearby shops

Stamford Hill Off License302 m
Best Price302 m
U-K-T Minimarket304 m
Magdalenka sklep polski305 m

Nearby cafes

Enjoy Cafe304 m
Stop Over355 m
Warbler Cafe491 m
Snacks 'n' things494 m

Nearby restaurants

Grill 66304 m
Best Kebab332 m
Roti Stop378 m
New China House397 m

Nearby pubs

The Wheatsheaf285 m
Mascara Bar301 m
The Bird Cage308 m
The Axe514 m

Nearby gyms

Muslceworks Gym908 m
Anytime Fitness1.2 km

Nearby pharmacies

Benjamin Chemist636 m
Day Lewis Pharmacy682 m
Boots781 m

Nearby health

Stoke Newington Dental Practice910 m
Food hygiene (5-star)50% of 95

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

AIROWATER INTERNATIONAL LTD
EVIXX LTD
GLOBAL DATA LOGISTICS LTD
HAIRAH SEMINARY LTD
LIGHT BLUE ADVICE LTD

+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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

39.6

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,208m
Crossrail 2 route376m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,633 nationally

1,970

Est. population

21,194/km²

68%

Employed

51%

Degree educated

£43,800

Median income

6.0%

Claimant rate

Urban coreVery high densityRenters

32

Community stability

Age profile

29%
31%
20%
Under 1830%
18–3431%
35–4920%
50–6412%
65+7%

Tenure

17%
16%
44%
23%
Own outright17%
Own (mortgage)16%
Private rent44%
Social rent23%
Shared ownership0%
Rent free0%

Ethnicity

43%
18%
18%
White British43%
White Other18%
Asian18%
Black8%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine12%
No car household61%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent44%
Social rent23%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
31
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
5
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
53
Largest scheme
132 homes · Tower Court, Tower Court, Clapton Common, E5 9AJ
Pipeline pressure
NONE

Named schemes (500m)

92-94, 92-94, Stamford Hill, N16 6XS68 homes
completed
67 - 87, 67 - 87, George Downing Estate, Cazenove Road, N16 6BH56 homes
completed
CLAPTON HALL CHURCH, CLAPTON HALL CHURCH, ALKHAM ROAD, N1625 homes
completed
79 & 81, 79 & 81, Kyverdale Road, N16 6PH14 homes
completed
55-61, 55-61, CAZENOVE ROAD, N1611 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 6PL

Full postcodeN16 6PL
Postcode districtN16
BoroughLondon Borough of Hackney
WardCazenove
Latitude51.566855
Longitude-0.068302
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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