Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55934, -0.06598

N16 7BU— Hackney Downs, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 55/100Yield 5.25%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
62
Safety
72
Schools
95
Transport
55
Environment
75
Investment
68

The bottom line

N16 7BU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment at £423,000 median — 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 7BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-18.7% vs London avg
vs London income-7.1% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for N16 7BU

🛡️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 7BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Benthal Primary School

Good · Inspected Jun 2023 · 2 min walk

KS2: 106.8

★★★

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 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 35 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

98

Road safety score

2

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 837m

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£423,000

Median sale price

19% below London median

£423,000 is 19% below the London median (£520,000)

-37.5%

This year

Flat

Dominant type

Price history

5-year change
+1.9%
Sales (24 months)7
New build0.0%
Avg flat£423,000
Price per m²£7,513/m²
Price per ft²£698/ft²
Avg floor area58.2 m²

EPC breakdown

B
1%
C
33%
D
9%
E
10%

Based on 53 properties · Confidence: high

Street mix

Terraced 1%Flat 98%Other 1%

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£8,650
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,340

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

10.8×

Price-to-income

£2,116/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£145,500
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

1995–2026 · CAGR

+5.8%

Total change

+474%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.5%

per year

Acceleration

-42.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 93 sales

Property Type Mix

Total: 93 sales

Terraced1.1%
Flat/maisonette98.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£61k£121k+98%3.3
Post-dot-com plateau2001–2004£140k£188k+33.9%3.2
Pre-crash peak2005–2007£183k£303k+66%4
GFC & correction2008–2012£318k£328k+3.3%1.8
Help-to-Buy recovery2013–2016£305k£320k+4.9%3.2
Brexit uncertainty2017–2019£510k£326k-36.2%3.7
Pandemic surge2020–2021£540k£415k-23.1%2
Rate-rise correction2022–2023£557k£378k-32%2
Current market2024–2026£355k£350k-1.4%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
6.8%
District
6.9%

CAGR over 30yr 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
2 min walk
Rectory RoadNational Rail
2 min walk
Clapton Rail StationGreater Anglia · Weaver
8 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
10 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

39

Walkability score

137

Footpaths (500m)

0

Santander docks (800m)

1.4 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 park339m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
The Nightingale Practice
339m

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: 3.9 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% 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

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

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketOrganic Food Centre · 555 m
7 tennis courts1 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)

566m

Post office

Nearby shops

Edi Food & Wine90 m
Sainsbury's Local546 m
Gozde Bakery548 m
Stoke Newington Pound Plus Cash & Carry549 m

Nearby cafes

Bake Street83 m
Bean's Cafe403 m
Brunswick East Bakehouse547 m
Coffee Break & Restaurant551 m

Nearby restaurants

Tubby's97 m
Perfect Fried Chicken211 m
The Fishery Fish Bar552 m
Fanny's Kebabs553 m

Nearby pubs

The London Tavern196 m
The Royal Sovereign416 m
Hand of Glory542 m
All Good Beer545 m

Nearby gyms

Anytime Fitness353 m
Muslceworks Gym530 m
Yoga On The Lane773 m

Nearby pharmacies

Benjamin Chemist602 m
ABC Pharmacy887 m

Nearby health

Stoke Newington Dental Practice578 m
Food hygiene (5-star)43% of 65

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
0
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

121 EVERING ROAD RTM COMPANY LIMITED
EVERING 125 LIMITED
EVERING ROAD FREEHOLD COMPANY LIMITED
FOURTEEN 15 LTD
MOLLY FILMS LTD

+4 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
5.3% (good)London avg: 3.8%Strong yield — top 17% of London
Gentrification score14/100
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

52.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,456m
Crossrail 2 route586m

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-18.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
12
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)
35
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
1A, 1A, Downs Road, E5 8QJ79 homes
completed
Nightingale Estate, phase 7b & 7c, Nightingale Estate, phase 7b & 7c, Muir Road, Florence Way, Clapton Way & Monteagle Way, E8 8PH64 homes
completed
Former Rendlesham House, Former Rendlesham House, Rendlesham Road, E543 homes
completed
Former Ottaway Court, Former Ottaway Court, Rendlesham Road, E5 8QL30 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 (£423,000)

£8,650

Standard buyer

£0

First-time buyer

Save £8,650

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 7BU

Full postcodeN16 7BU
Postcode districtN16
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.559335
Longitude-0.065981
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