Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.56289, -0.07231

N16 7HR— Stoke Newington, Hackney

Location and area intelligence for N16 7HR, Stoke Newington, Hackney

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 58/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
72
Schools
95
Transport
58
Environment
72
Investment
71

The bottom line

N16 7HR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 10 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N16 7HR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+17.9% vs London avg
vs London crime+77.0% vs London avg

Deep-dive guides for N16 7HR

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

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“High-connectivity investment target”

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How N16 7HR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

William Patten Primary School

Outstanding · Inspected Oct 2023 · 3 min walk

KS2: 107.0

★★

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 43 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

115.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+28% vs borough

Crime by type

Other41%
Violence & sexual offences20%
Theft10%
Burglary7%
Robbery6%
Vehicle crime6%
Anti-social behaviour6%
Drug offences4%

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

2

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 320m

Crime is +77% above London average

Property

Prices, sales volume and market trends

Avg floor area19 m²

EPC breakdown

C
6%
D
9%
E
6%

Based on 21 properties · Confidence: medium

Street mix

Terraced 63%Flat 13%Other 25%

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£47,500
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 fuelelectricity (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

1999–2014 · CAGR

+-6.3%

Total change

-62%

Market Activity

Price Velocity & Acceleration

Current Velocity

-88.5%

per year

Acceleration

-123.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 6 sales

Property Type Mix

Total: 6 sales

Terraced83.3%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£200k£109k-45.5%1
Pre-crash peak2005–2007£331k£650k+96.4%1
Help-to-Buy recovery2014–2014£75k£75k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
3 min walk
Stoke NewingtonNational Rail
3 min walk
Rectory Road Rail StationWeaver · Greater Anglia
7 min walk
Clapton Rail StationWeaver · Greater Anglia
13 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

70

Walkability score

219

Footpaths (500m)

0

Santander docks (800m)

1.6 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 park470m
Santander docks (800m)0
Nearest cycle dock1.6 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.1 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 61%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.7 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

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.2 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

54

Parks (1km)

44

Restaurants (800m)

26

Cafes (800m)

9

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

23

Convenience

Nearest supermarketKollos Supermarket · 74 m
1 sports halls

Nightlife (500m)

1

Nightclubs

10

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

218m

Post office

Nearby shops

Fresh Bake Bagel66 m
Intercontinental wines & supermarket82 m
Luks Supermarket & Off Licence100 m
Cake Show156 m

Nearby cafes

Warbler Cafe35 m
Snacks 'n' things54 m
215 Hackney88 m
Leo's Cafe91 m

Nearby restaurants

Itto61 m
City Kebab House62 m
Wander67 m
Massala Indian Takeaway73 m

Nearby pubs

The Axe43 m
The Jolly Butchers80 m
Wind Rush136 m
The Three Crowns143 m

Nearby gyms

Muslceworks Gym399 m
Anytime Fitness842 m
Yoga On The Lane1.1 km

Nearby pharmacies

Benjamin Chemist116 m
Safedale440 m
ABC Pharmacy1.0 km
Day Lewis Pharmacy1.1 km

Nearby health

Stoke Newington Dental Practice394 m
Food hygiene (5-star)58% of 186

Business

Local businesses registered here

Active businesses
15
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

ACUNA X PRODU LTD
GRACE LAND (BETHNAL GREEN) LTD
GRACE LAND (BETHNAL) LTD
GRACE LAND (CAMDEN) LIMITED
GRACE LAND (DALSTON) LIMITED

+10 more

Investment

Investment grade, yield and market outlook

71

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 score29/100
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

56.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,710m
Crossrail 2 route125m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,689 nationally

1,679

Est. population

14,146/km²

71%

Employed

61%

Degree educated

£49,500

Median income

7.0%

Claimant rate

Urban coreHigh densityYoung professionals

29

Community stability

Age profile

13%
39%
23%
15%
Under 1813%
18–3439%
35–4923%
50–6415%
65+10%

Tenure

17%
49%
23%
Own outright11%
Own (mortgage)17%
Private rent49%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

37%
25%
14%
White British37%
White Other25%
Asian11%
Black14%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine13%
No car household65%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent49%
Social rent23%

vs. London

Income vs London+17.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
44
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
14
Commercial apps (800m)
11
Major developments (800m)
2
Planning apps (3 years)
13
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
10
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
70
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
Ockway House, 41, Ockway House, 41, Stamford Hill, N16 5SR21 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
19.0%
Ward turnout
48%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Jacob CableGreen
Ifhat ShaheenGreen
Reiner TegtmeyerGreen

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Key facts for N16 7HR

Full postcodeN16 7HR
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.562892
Longitude-0.072308
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