Cazenove · Hackney · Hackney North and Stoke Newington constituency · 51.56952, -0.06831

N16 6PU— Cazenove, Hackney

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

The family fortress

 

Schools 100%Safety 88/100Transport 45/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
60
Safety
88
Schools
90
Transport
45
Environment
62
Investment
67

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N16 6PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-13.6% vs London avg
vs London crime-66.0% vs London avg

Deep-dive guides for N16 6PU

🛡️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 6PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lubavitch Boys' Primary School

Not yet inspected · Inspected Mar 2025 · 4 min walk

KS2: 100.8

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 6 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 38 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.4 incidents per 1,000 residents

Better than 84% of London
→ Stable

-75% vs borough

Crime by type

Anti-social behaviour39%
Violence & sexual offences27%
Other17%
Burglary10%
Vehicle crime5%
Robbery2%
Drug offences0%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 977m

Crime is 66% below London average

Property

Prices, sales volume and market trends

Avg floor area107.3 m²

EPC breakdown

C
7%
D
15%
E
1%

Based on 23 properties · Confidence: medium

Street mix

Terraced 90%Flat 10%

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£268,250
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

1995–2021 · CAGR

+10.6%

Total change

+1265%

Market Activity

Price Velocity & Acceleration

Current Velocity

+118.3%

per year

Acceleration

+98.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 10 sales

Property Type Mix

Total: 10 sales

Terraced90%
Flat/maisonette10%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£96k£240k+150%1
Post-dot-com plateau2002–2004£114k£454k+298.2%1.5
Pre-crash peak2006–2007£500k£600k+20%1
Pandemic surge2021–2021£1.31m£1.31m+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.9% alpha

Terraced-0.9% α
Local
6.4%
District
7.3%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

44

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

2.1 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

5

Car parks (800m)

2

EV chargers (800m)

Nearest car park493m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
739m

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

Nearest SSSI: Walthamstow Marshes SSSI — 1.2 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

STAMFORD HILL GROUP PRACTICE

2 EGERTON ROAD, STAMFORD HILL, N16 6UA

6 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 1.8 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

57

Parks (1km)

11

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Mascara Bar (421 m)

Nearest supermarketSo Real · 192 m
3 tennis courts

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)

590m

Post office

Nearby shops

U-K-T Minimarket391 m
Best Price412 m
Carmel kosher supermarket415 m
Royal Meats425 m

Nearby cafes

Enjoy Cafe442 m
Stop Over556 m
Springfield Park Cafe587 m
Montegino619 m

Nearby restaurants

Grill 66438 m
Best Kebab521 m
Bishmillah Kebab House581 m
Sweet Lemon590 m

Nearby pubs

Mascara Bar421 m
The Wheatsheaf465 m
The Bird Cage467 m
Turnpike House653 m

Nearby pharmacies

Day Lewis Pharmacy430 m
Boots510 m
Benjamin Chemist897 m
Food hygiene (5-star)46% of 89

Business

Local businesses registered here

Active businesses
38
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
16
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

13 FRANKLIN STREET LTD
ABERUBIN LTD
ABS BUILDING CONTRACTORS LIMITED
BLUEWAVE SOLUTIONS LTD
BRAND LETTINGS LIMITED

+15 more

Investment

Investment grade, yield and market outlook

67

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

25.1

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,494m
Crossrail 2 route359m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,066 nationally

1,830

Est. population

22,448/km²

57%

Employed

32%

Degree educated

£36,300

Median income

6.8%

Claimant rate

Inner cityVery high densityRenters

32

Community stability

Age profile

41%
20%
18%
Under 1841%
18–3420%
35–4918%
50–6412%
65+9%

Tenure

16%
40%
32%
Own outright16%
Own (mortgage)11%
Private rent40%
Social rent32%
Shared ownership1%
Rent free0%

Ethnicity

48%
15%
White British48%
White Other15%
Asian11%
Black12%
Mixed4%
Other11%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine16%
No car household58%
Unemployed6%
No qualifications30%

Housing tenure (Census 2021)

Private rent40%
Social rent32%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
25
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
20
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)
52
Largest scheme
132 homes · Tower Court, Tower Court, Clapton Common, E5 9AJ
Pipeline pressure
NONE

Named schemes (500m)

Tower Court, Tower Court, Clapton Common, E5 9AJ132 homes
completed
92-94, 92-94, Stamford Hill, N16 6XS68 homes
completed
The Gardens, 125, The Gardens, 125, Clapton Common, E5 9AD26 homes
completed
CLAPTON HALL CHURCH, CLAPTON HALL CHURCH, ALKHAM ROAD, N1625 homes
completed
131, 131, Clapton Common, E5 9AB18 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 6PU

Full postcodeN16 6PU
Postcode districtN16
BoroughLondon Borough of Hackney
WardCazenove
Latitude51.569517
Longitude-0.068305
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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