Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.56078, -0.07227

N16 7LA— Stoke Newington, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 55/100Yield 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
55
Environment
72
Investment
71

The bottom line

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

The catch: 10 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N16 7LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N16 7LA

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

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

“High-connectivity investment target”

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How N16 7LA 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

The Excelsior Academy

Good · Inspected Feb 2024 · 13 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 35 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 35 min walk

10 primaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 376m

Crime is +77% above London average

Property

Prices, sales volume and market trends

Avg floor area100.9 m²

EPC breakdown

C
7%
D
1%
E
1%

Based on 9 properties · Confidence: low

Street mix

Terraced 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£252,250
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofFlat, limited insulation (assumed)
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

1998–2023 · CAGR

+8%

Total change

+588%

Market Activity

Price Velocity & Acceleration

Current Velocity

+213.2%

per year

Acceleration

+210.21

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £175k–£200k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£87k£87k+0%2
Post-dot-com plateau2002–2002£185k£185k+0%2
Pre-crash peak2005–2005£190k£190k+0%1
Rate-rise correction2023–2023£595k£595k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+4.1% alpha

Terraced+4.1% α
Local
20.9%
District
16.8%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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

Rectory Road Rail StationWeaver · Greater Anglia
5 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
6 min walk
Stoke NewingtonNational Rail
6 min walk
Clapton Rail StationGreater Anglia · Weaver
13 min walk
Dalston Kingsland Rail StationMildmay
18 min walk
No bus stops within 400m

69

Walkability score

229

Footpaths (500m)

0

Santander docks (800m)

1.5 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 park675m
Santander docks (800m)0
Nearest cycle dock1.5 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
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 AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.8 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

2 min walk

89%

Recommend GP

89%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

Nearest hospitalHomerton University Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

67

Parks (1km)

49

Restaurants (800m)

26

Cafes (800m)

9

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

22

Convenience

Nearest supermarketThe 99p shop · 125 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)

101m

Post office

Nearby shops

The Royal Bakery100 m
Yogi News & Wine102 m
Paramount Fruiters108 m
Golden Pound115 m

Nearby cafes

Joseph's cafe & restaurant123 m
Costa125 m
Moio161 m
Coffee Break & Restaurant174 m

Nearby restaurants

CheatMeals99 m
La Rosetta107 m
Perfect Fried Chicken117 m
Franco Manca130 m

Nearby pubs

The Rochester Castle123 m
Loading Bar126 m
Coach & Horses137 m
Wind Rush151 m

Nearby gyms

Muslceworks Gym180 m
Anytime Fitness641 m
Yoga Home835 m
Yoga On The Lane883 m

Nearby pharmacies

Benjamin Chemist169 m
Safedale470 m
ABC Pharmacy813 m

Nearby health

Stoke Newington Dental Practice194 m
Food hygiene (5-star)56% of 207

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

SOLIT GLOBAL VENTURES LIMITED

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

55.8

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 route7,484m
Crossrail 2 route142m

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)
45
Live planning apps (800m)
45
Development activity
high
Residential apps (800m)
17
Commercial apps (800m)
13
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)
10
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
47
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
35, 37 & 39, 35, 37 & 39, Stoke Newington High Street, N1640 homes
completed
UNITED REFORM CHURCH & HALL, CORNER OF, UNITED REFORM CHURCH & HALL, CORNER OF, RECTORY ROAD, EVERING ROAD, N1616 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 7LA

Full postcodeN16 7LA
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.560779
Longitude-0.072268
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