Cazenove · Hackney · Hackney North and Stoke Newington constituency · 51.56830, -0.07108

N16 6RP— Cazenove, Hackney

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

The practical family move

 

Schools 100%Safety 83/100Transport 57/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families, Investors

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Strong for families — high safety and school scores

Liveability
66
Safety
83
Schools
90
Transport
57
Environment
61
Investment
68

The bottom line

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

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

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Location

N16 6RP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-13.6% vs London avg
vs London crime-18.0% vs London avg

Deep-dive guides for N16 6RP

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

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Postcode Personality

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“The practical family move”

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How N16 6RP 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 · 4 min walk

KS2: 111.2

★★

Secondary

Lubavitch House School (Senior Girls)

Good · Inspected Sept 2022 · 6 min walk

P8: +0.02A8: 41.5

100% of local schools rated Good or Outstanding · based on 42 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.6 incidents per 1,000 residents

Better than 60% of London
→ Stable

-40% vs borough

Crime by type

Other25%
Anti-social behaviour20%
Violence & sexual offences20%
Theft17%
Vehicle crime8%
Burglary6%
Robbery3%
Drug offences1%

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 · 756m

Crime is 18% below London average

Property

Prices, sales volume and market trends

Avg floor area66.9 m²

EPC breakdown

C
14%
D
14%

Based on 28 properties · Confidence: medium

Street mix

Flat 100%

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£167,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2023 · CAGR

+4.3%

Total change

+123%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.2%

per year

Acceleration

-18.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 17 sales

Property Type Mix

Total: 17 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£173k£173k+0%1
Pre-crash peak2006–2007£173k£200k+15.9%2
GFC & correction2009–2010£194k£225k+16%1
Help-to-Buy recovery2013–2016£210k£425k+102.4%1.7
Brexit uncertainty2017–2019£445k£460k+3.4%1
Pandemic surge2021–2021£465k£465k+0%1
Rate-rise correction2023–2023£385k£385k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
7.3%
District
6.9%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
19 min walk
Stoke Newington

Nearby stations

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

49

Walkability score

118

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria43 min ↑
Waterloo50 min ↑
Canary Wharf44 min ↓
City ★37 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)

4

EV chargers (800m)

Nearest car park291m
Santander docks (800m)0
Nearest cycle dock2.0 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: 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: 4.7 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 43%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.4 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

6

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

25

Restaurants (800m)

12

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

6

Convenience

Nearest supermarket1010 Supermarket · 371 m

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

667m

Post office

Nearby shops

U-K-T Minimarket158 m
Best Price182 m
Stamford Hill Off License200 m
Magdalenka sklep polski222 m

Nearby cafes

Enjoy Cafe217 m
Stop Over345 m
Abney Park Cafe534 m
Snacks 'n' things563 m

Nearby restaurants

Grill 66213 m
Best Kebab307 m
Bishmillah Kebab House359 m
Sweet Lemon365 m

Nearby pubs

Mascara Bar192 m
The Bird Cage247 m
The Wheatsheaf254 m
The Axe618 m

Nearby gyms

Muslceworks Gym1.0 km

Nearby pharmacies

Day Lewis Pharmacy468 m
Boots581 m
Benjamin Chemist707 m
Safedale846 m

Nearby health

Stoke Newington Dental Practice996 m
Food hygiene (5-star)53% of 133

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

BIOTATIONAL LIMITED
CHILD OF GRACE LIMITED
MDM7 LTD
N16 BUILDERS LTD
NICHE HAVEN LIMITED

+1 more

Investment

Investment grade, yield and market outlook

68

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

36.6

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,315m
Crossrail 2 route174m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,236 nationally

1,325

Est. population

30,000/km²

54%

Employed

37%

Degree educated

£36,300

Median income

10.9%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

33%
25%
19%
17%
Under 1833%
18–3425%
35–4919%
50–6417%
65+6%

Tenure

26%
58%
Own outright6%
Own (mortgage)10%
Private rent26%
Social rent58%
Shared ownership0%

Ethnicity

27%
13%
29%
15%
White British27%
White Other13%
Asian11%
Black29%
Mixed5%
Other15%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine24%
No car household57%
Unemployed8%
No qualifications24%

Housing tenure (Census 2021)

Social rent58%
Private rent26%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
38
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
9
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)
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
155 homes · Hillside Estate, Hillside Estate, Stamford Hill, N15
Pipeline pressure
NONE

Named schemes (500m)

65 - 67, 65 - 67, Stamford Hill, Hackney, N16 5TJ75 homes
completed
92-94, 92-94, Stamford Hill, N16 6XS68 homes
completed
53-55, 53-55, STAMFORD HILL, N1637 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

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 6RP

Full postcodeN16 6RP
Postcode districtN16
BoroughLondon Borough of Hackney
WardCazenove
Latitude51.568304
Longitude-0.071084
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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