Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55958, -0.06386

N16 7BD— Hackney Downs, Hackney

Location and area intelligence for N16 7BD, Hackney Downs, Hackney

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 53/100Yield 5.15%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
72
Schools
100
Transport
53
Environment
75
Investment
52

The bottom line

N16 7BD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £431,000 median — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N16 7BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-17.1% vs London avg
vs London income-7.1% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for N16 7BD

🛡️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

“High-connectivity investment target”

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How N16 7BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Scholastica's Catholic Primary School

Not yet inspected · Inspected Jan 2025 · 2 min walk

KS2: 106.2

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 11 min walk

P8: +1.49A8: 64.4

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 30 min walk

10 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

83.9 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 1737.5%

-7% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Vehicle crime12%
Anti-social behaviour12%
Drug offences8%
Theft7%
Burglary5%
Robbery3%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 962m

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£431,000

Median sale price

17% below London median

£431,000 is 17% below the London median (£520,000)

-47.0%

This year

Flat

Dominant type

Price history

5-year change
-26.0%
Sales (24 months)6
New build0.0%
Avg flat£431,000
Price per m²£6,631/m²
Price per ft²£616/ft²
Avg floor area66.8 m²

EPC breakdown

C
48%
D
18%
E
2%

Based on 68 properties · Confidence: high

Street mix

Semi 2%Terraced 3%Flat 96%

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

Stamp duty

Standard buyer£9,050
First-time buyerFTB
£300
Additional propertyBTL/2nd
£21,980

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.1×

Price-to-income

£2,156/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£167,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.7%

Total change

+428%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.2%

per year

Acceleration

-38.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £400k–£450k · 64 sales

Property Type Mix

Total: 64 sales

Semi-detached1.6%
Terraced3.1%
Flat/maisonette95.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£76k£200k+164%3.2
Post-dot-com plateau2001–2004£191k£215k+12.3%3
Pre-crash peak2005–2007£175k£250k+42.9%3.7
GFC & correction2008–2012£370k£345k-6.8%1.7
Help-to-Buy recovery2013–2016£429k£535k+24.7%1.8
Brexit uncertainty2019–2019£500k£500k+0%2
Pandemic surge2020–2021£360k£583k+61.8%2.5
Rate-rise correction2022–2022£742k£742k+0%2
Current market2024–2026£495k£400k-19.2%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.1%
District
7.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Rectory Road

Nearby stations

Rectory Road Rail StationWeaver · Greater Anglia
4 min walk
Rectory RoadNational Rail
4 min walk
Clapton Rail StationGreater Anglia · Weaver
7 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
11 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

29

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria48 min ↑
Waterloo52 min ↑
Canary Wharf ★37 min
City42 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

2

Car parks (800m)

8

EV chargers (800m)

Nearest car park230m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
The Nightingale Practice
230m

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: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 49%
More green space than 82% of London

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

FOUNTAYNE ROAD MEDICAL PRACTICE

1A FOUNTAYNE ROAD, N16 7EA

7 min walk

77%

Recommend GP

77%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

103

Parks (1km)

6

Restaurants (800m)

4

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketSo Real · 1.0 km
7 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

698m

Post office

Nearby shops

Edi Food & Wine225 m
Suba520 m
Clapton Express522 m
Star Food Centre527 m

Nearby cafes

Bake Street217 m
Bean's Cafe467 m
Tram Store541 m
The Dialogue577 m

Nearby restaurants

Perfect Fried Chicken115 m
Tubby's233 m
79 Clapton535 m
Tasty Chicken563 m

Nearby pubs

The London Tavern103 m
The Royal Sovereign344 m
The Crooked Billet543 m
Clapton Hart564 m

Nearby gyms

Anytime Fitness424 m
Muslceworks Gym677 m
The Wing Chun School787 m
Yoga On The Lane865 m

Nearby pharmacies

Benjamin Chemist721 m

Nearby health

Stoke Newington Dental Practice724 m
Food hygiene (5-star)43% of 88

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

116 EVERING ROAD LIMITED
158 EVERING ROAD COMPANY LIMITED
ASTRUAL LIMITED
CHRISTIAN SINIBALDI LIMITED
COOL ROOM PROPERTY SERVICES LIMITED

+4 more

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

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
5.2% (good)London avg: 3.8%Strong yield — top 18% of London
Gentrification score7/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months4

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

46

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,529m
Crossrail 2 route731m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,792 nationally

1,752

Est. population

19,264/km²

61%

Employed

50%

Degree educated

£39,000

Median income

9.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

21%
31%
21%
17%
Under 1821%
18–3431%
35–4921%
50–6417%
65+9%

Tenure

19%
23%
47%
Own outright9%
Own (mortgage)19%
Private rent23%
Social rent47%
Shared ownership3%
Rent free0%

Ethnicity

27%
14%
14%
28%
White British27%
White Other14%
Asian14%
Black28%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine17%
No car household57%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent47%
Private rent23%

vs. London

Income vs London-7.1%
Price vs London-17.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
10
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
23
Largest scheme
98 homes · Nightingale Estate Reg - Phase 3, Nightingale Estate Reg - Phase 3, Monteagle Way, Kenninghall Road, Rendlesham Road and Muir Road, E5 8BU
Pipeline pressure
NONE

Named schemes (500m)

Nightingale Estate Reg - Phase 3, Nightingale Estate Reg - Phase 3, Monteagle Way, Kenninghall Road, Rendlesham Road and Muir Road, E5 8BU98 homes
completed
Phase 1a, NIGHTINGALE ESTATE, Phase 1a, NIGHTINGALE ESTATE, DOWNS ROAD, E592 homes
completed
1A, 1A, Downs Road, E5 8QJ79 homes
completed
NIGHTINGALE ESTATE, Phase 2, NIGHTINGALE ESTATE, Phase 2, DOWNS ROAD, E5 8DS68 homes
completed
Nightingale Estate, phase 7b & 7c, Nightingale Estate, phase 7b & 7c, Muir Road, Florence Way, Clapton Way & Monteagle Way, E8 8PH64 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
22.3%
Ward turnout
44%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Alastair Binnie-LubbockGreen
Laura-Louise FairleyGreen
Dylan LawGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£431,000)

£9,050

Standard buyer

£300

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N16 7BD

Full postcodeN16 7BD
Postcode districtN16
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.559579
Longitude-0.063864
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