Cazenove · Hackney · Hackney North and Stoke Newington constituency · 51.56585, -0.07275

N16 6XT— Cazenove, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 61/100Yield 4.28%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
78
Schools
90
Transport
61
Environment
62
Investment
70

The bottom line

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

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Location

N16 6XT

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+29.0% vs London avg

Deep-dive guides for N16 6XT

🛡️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 6XT 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 · 9 min walk

P8: +0.02A8: 41.5

100% of local schools rated Good or Outstanding · based on 44 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.0 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

-7% vs borough

Crime by type

Other29%
Anti-social behaviour21%
Violence & sexual offences21%
Theft12%
Burglary6%
Robbery5%
Vehicle crime4%
Drug offences4%

Road safety

87

Road safety score

13

Accidents (5yr)

13

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 466m

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area35.5 m²

EPC breakdown

C
20%
D
10%
E
3%
F
1%

Based on 34 properties · Confidence: high

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£88,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2011 · CAGR

+16.2%

Total change

+720%

Market Activity

Price Velocity & Acceleration

Current Velocity

+720.0%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 3 sales

Property Type Mix

Total: 3 sales

Detached33.3%
Terraced33.3%
Flat/maisonette33.3%

By decade

1990s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£50k£50k+0%1
GFC & correction2011–2011£410k£410k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
22.1 min walk
Stoke Newington

Nearby stations

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

65

Walkability score

184

Footpaths (500m)

0

Santander docks (800m)

1.8 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

3

Car parks (800m)

7

EV chargers (800m)

Nearest car park213m
Santander docks (800m)0
Nearest cycle dock1.8 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.4 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 43%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.6 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

1 min walk

82%

Recommend GP

82%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

39

Restaurants (800m)

18

Cafes (800m)

5

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

14

Convenience

Nearest supermarket1010 Supermarket · 123 m
1 sports halls

Nightlife (500m)

1

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

530m

Post office

Nearby shops

Eren Food Centre6 m
Londis48 m
Magdalenka sklep polski81 m
Zelal Supermarket83 m

Nearby cafes

Stop Over50 m
Enjoy Cafe86 m
Abney Park Cafe239 m
Snacks 'n' things280 m

Nearby restaurants

Best Kebab11 m
Bishmillah Kebab House77 m
Roti Stop89 m
Sweet Lemon90 m

Nearby pubs

The Wheatsheaf47 m
The Bird Cage52 m
Mascara Bar114 m
The Axe351 m

Nearby gyms

Muslceworks Gym720 m

Nearby pharmacies

Benjamin Chemist418 m
Safedale565 m
Day Lewis Pharmacy733 m
Boots853 m

Nearby health

Stoke Newington Dental Practice706 m
Food hygiene (5-star)57% of 154

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

FELT GAMES LIMITED
GLOBAL PASS SERVICES LTD
MARAS DONER LIMITED
PASSPORT EXPRESS LTD
SH BIKING LTD

+3 more

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

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 score25/100
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

55.4

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,022m
Crossrail 2 route75m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,077 nationally

2,894

Est. population

30,000/km²

72%

Employed

55%

Degree educated

£43,800

Median income

6.3%

Claimant rate

Urban coreVery high densityRenters

24

Community stability

Age profile

20%
38%
23%
16%
Under 1820%
18–3438%
35–4923%
50–6416%
65+4%

Tenure

15%
53%
19%
Own outright8%
Own (mortgage)15%
Private rent53%
Social rent19%
Shared ownership4%
Rent free0%

Ethnicity

39%
24%
White British39%
White Other24%
Asian10%
Black11%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine17%
No car household73%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent53%
Social rent19%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
52
Live planning apps (800m)
37
Development activity
high
Residential apps (800m)
14
Commercial apps (800m)
10
Major developments (800m)
2
Planning apps (3 years)
15
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)
61
Largest scheme
83 homes · Latitude (Former St Annes Convent), 77, Latitude (Former St Annes Convent), 77, Manor Road, N16 5BL
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
15-21, 15-21, NORTHWOLD ROAD, N1661 homes
completed
67 - 87, 67 - 87, George Downing Estate, Cazenove Road, N16 6BH56 homes
completed
230-240, 230-240, STOKE NEWINGTON HIGH STREET, N1650 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 6XT

Full postcodeN16 6XT
Postcode districtN16
BoroughLondon Borough of Hackney
WardCazenove
Latitude51.565849
Longitude-0.072746
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