Cazenove · Hackney · Hackney North and Stoke Newington constituency · 51.56378, -0.06947

N16 7AA— Cazenove, Hackney

Location and area intelligence for N16 7AA, Cazenove, Hackney

The practical family move

 

Bottom 25% LondonSchools 100%Safety 84/100Transport 53/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
69
Safety
84
Schools
90
Transport
53
Environment
61
Investment
56

The bottom line

N16 7AA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how N16 7AA scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N16 7AA meets your needs.

Location

N16 7AA

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 7AA

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N16 7AA with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How N16 7AA 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 · 3 min walk

KS2: 111.2

★★

Secondary

Lubavitch House School (Senior Girls)

Good · Inspected Sept 2022 · 12 min walk

P8: +0.02A8: 41.5

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

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 40 min walk

9 primaries · 1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 532m

Crime is 25% 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£8,512/m²
Price per ft²£791/ft²
Avg floor area84.2 m²

EPC breakdown

B
1%
C
68%
D
42%
E
9%

Based on 120 properties · Confidence: high

Street mix

Terraced 12%Flat 86%Other 2%

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£210,500
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 CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.7%

Total change

+656%

Market Activity

Price Velocity & Acceleration

Current Velocity

-47.4%

per year

Acceleration

-134.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 127 sales

Property Type Mix

Total: 127 sales

Terraced11.8%
Flat/maisonette88.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£193k+204.3%4.2
Post-dot-com plateau2001–2004£227k£165k-27.3%4.8
Pre-crash peak2005–2007£233k£240k+3.2%7.7
GFC & correction2008–2012£245k£614k+150.6%3.5
Help-to-Buy recovery2013–2016£525k£515k-1.9%3.5
Brexit uncertainty2017–2019£540k£685k+26.9%3.3
Pandemic surge2020–2021£753k£775k+3%4.5
Rate-rise correction2022–2023£750k£393k-47.7%4.5
Current market2024–2026£487k£480k-1.3%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

-2.3% alpha

Flat/maisonette+0% α
Local
7.3%
District
7.3%
Terraced-2.3% α
Local
5.1%
District
7.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing13
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
Stoke Newington

Nearby stations

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

58

Walkability score

179

Footpaths (500m)

0

Santander docks (800m)

1.7 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)

7

EV chargers (800m)

Nearest car park536m
Santander docks (800m)0
Nearest cycle dock1.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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 waterLOW
Low
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: 4.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.5 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

3 min walk

82%

Recommend GP

82%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalHomerton University Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

37

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

5

Convenience

Nearest supermarketKollos Supermarket · 240 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

413m

Post office

Nearby shops

Luks Supermarket & Off Licence233 m
Satmar Butcher & Deli243 m
The Egg Stores243 m
Fresh Bake Bagel252 m

Nearby cafes

Warbler Cafe205 m
Snacks 'n' things225 m
215 Hackney278 m
Abney Park Cafe281 m

Nearby restaurants

Pizza Hut Delivery235 m
Kings Chicken251 m
City Kebab House255 m
Itto257 m

Nearby pubs

The Axe193 m
The Jolly Butchers300 m
The Wheatsheaf325 m
Wind Rush347 m

Nearby gyms

Muslceworks Gym566 m
Anytime Fitness866 m
Yoga On The Lane1.2 km

Nearby pharmacies

Benjamin Chemist331 m
Safedale653 m
Day Lewis Pharmacy984 m
Boots1.1 km

Nearby health

Stoke Newington Dental Practice575 m
Food hygiene (5-star)54% of 160

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

12 ALKHAM ROAD MANAGEMENT COMPANY LIMITED
18 ALKHAM ROAD MANAGEMENT LIMITED
43 ALKHAM ROAD LIMITED
CONNECT BY CLOUD LIMITED
END OF LINE VISUAL LTD

+8 more

Investment

Investment grade, yield and market outlook

56

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.1

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,857m
Crossrail 2 route316m

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)
24
Live planning apps (800m)
42
Development activity
high
Residential apps (800m)
18
Commercial apps (800m)
8
Major developments (800m)
2
Planning apps (3 years)
16
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)
73
Largest scheme
75 homes · 65 - 67, 65 - 67, Stamford Hill, Hackney, N16 5TJ
Pipeline pressure
NONE

Named schemes (500m)

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
CLAPTON HALL CHURCH, CLAPTON HALL CHURCH, ALKHAM ROAD, N1625 homes
completed
79 & 81, 79 & 81, Kyverdale Road, N16 6PH14 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

Live in N16 7AA? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N16 7AA.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track N16 7AA

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N16 7AA

Full postcodeN16 7AA
Postcode districtN16
BoroughLondon Borough of Hackney
WardCazenove
Latitude51.563781
Longitude-0.069472
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