Cazenove · Hackney · Hackney North and Stoke Newington constituency · 51.56286, -0.06950

N16 7AD— Cazenove, Hackney

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

The practical family move

 

Bottom 25% LondonSchools 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
69
Safety
84
Schools
90
Transport
52
Environment
61
Investment
70

The bottom line

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

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Location

N16 7AD

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 7AD

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

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“The practical family move”

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How N16 7AD 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 · 13 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 · 38 min walk

7 primaries · 0 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

96

Road safety score

4

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 514m

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area57.8 m²

EPC breakdown

C
8%
D
7%
E
2%

Based on 17 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£144,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

2000–2021 · CAGR

+10.2%

Total change

+668%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.3%

per year

Acceleration

-32.91

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£59k£59k+0%1
Post-dot-com plateau2003–2003£112k£112k+0%2
Pre-crash peak2006–2007£220k£225k+2.3%2
GFC & correction2011–2012£290k£290k+0%1
Help-to-Buy recovery2015–2015£413k£413k+0%1
Pandemic surge2021–2021£451k£451k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.4% alpha

Flat/maisonette+2.4% α
Local
8%
District
5.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
6 min walk
Clapton Rail StationWeaver · Greater Anglia
11 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

59

Walkability score

185

Footpaths (500m)

0

Santander docks (800m)

1.6 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)

8

EV chargers (800m)

Nearest car park609m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
The Nightingale Practice
764m

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 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: 4.2 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

THE SURGERY (BROOKE ROAD)

BROOKE ROAD SURGERY, 40-42 BROOKE ROAD, STOKE NEWINGTON, N16 7LR

4 min walk

89%

Recommend GP

89%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

Nearest hospitalHomerton University Hospital · 2.1 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

57

Parks (1km)

41

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

3

Convenience

Nearest supermarketKollos Supermarket · 245 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)

346m

Post office

Nearby shops

Fresh Bake Bagel249 m
Luks Supermarket & Off Licence251 m
Intercontinental wines & supermarket273 m
The Egg Stores282 m

Nearby cafes

Warbler Cafe197 m
Snacks 'n' things224 m
Leo's Cafe272 m
215 Hackney275 m

Nearby restaurants

Pizza Hut Delivery249 m
Itto249 m
City Kebab House249 m
Wander262 m

Nearby pubs

The Axe155 m
The Jolly Butchers268 m
Wind Rush295 m
Coach & Horses307 m

Nearby gyms

Muslceworks Gym479 m
Anytime Fitness767 m
Yoga On The Lane1.1 km

Nearby pharmacies

Benjamin Chemist285 m
Safedale633 m
Day Lewis Pharmacy1.1 km
ABC Pharmacy1.1 km

Nearby health

Stoke Newington Dental Practice494 m
Food hygiene (5-star)53% of 170

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

RIO BUY CARS AND SELL LTD

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

48.7

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,758m
Crossrail 2 route320m

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)
17
Commercial apps (800m)
8
Major developments (800m)
2
Planning apps (3 years)
14
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)
60
Largest scheme
68 homes · 92-94, 92-94, Stamford Hill, N16 6XS
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

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Key facts for N16 7AD

Full postcodeN16 7AD
Postcode districtN16
BoroughLondon Borough of Hackney
WardCazenove
Latitude51.562855
Longitude-0.069496
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