Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.56201, -0.07284

N16 7LF— Stoke Newington, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 57/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
72
Schools
95
Transport
57
Environment
72
Investment
58

The bottom line

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

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

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Location

N16 7LF

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 7LF

🛡️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 7LF 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 · 2 min walk

KS2: 107.0

★★

Secondary

Lubavitch House School (Senior Girls)

Good · Inspected Sept 2022 · 14 min walk

P8: +0.02A8: 41.5

100% of local schools rated Good or Outstanding · based on 40 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 37 min walk

9 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 287m

Crime is +77% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N16 district median

£518,250

Based on 326 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£7,680/m²
Price per ft²£714/ft²
Avg floor area65.7 m²

EPC breakdown

B
1%
C
37%
D
9%
E
3%

Based on 50 properties · Confidence: high

Street mix

Terraced 2%Flat 98%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£164,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2026 · CAGR

+6.8%

Total change

+528%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.5%

per year

Acceleration

-38.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 48 sales

Property Type Mix

Total: 48 sales

Terraced2.1%
Flat/maisonette97.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£57k£90k+58.6%2
Post-dot-com plateau2001–2004£105k£167k+58.6%2.5
Pre-crash peak2005–2007£160k£235k+46.9%2.7
GFC & correction2008–2012£250k£251k+0.4%1.2
Help-to-Buy recovery2014–2016£410k£340k-17.1%1
Brexit uncertainty2017–2019£425k£410k-3.5%1
Pandemic surge2020–2021£340k£305k-10.3%2.5
Rate-rise correction2022–2023£520k£496k-4.8%2.5
Current market2025–2026£528k£356k-32.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
8.6%
District
7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing10
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 NewingtonNational Rail
4 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
4 min walk
Rectory Road Rail StationWeaver · Greater Anglia
6 min walk
Clapton Rail StationWeaver · Greater Anglia
14 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
18 min walk
No bus stops within 400m

69

Walkability score

220

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 park534m
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
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 AONB20% green spaceTree canopy: 70%
Above average green space

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

3 min walk

89%

Recommend GP

89%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 2.3 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

56

Parks (1km)

47

Restaurants (800m)

28

Cafes (800m)

9

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

23

Convenience

Nearest supermarketKollos Supermarket · 160 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)

114m

Post office

Nearby shops

Cake Show69 m
Hamdy's Newsagent76 m
Church Street Off Licence97 m
Pak Supermarket103 m

Nearby cafes

Moio43 m
Leo's Cafe56 m
La Duchesse91 m
Warbler Cafe139 m

Nearby restaurants

KFC44 m
Partners Fish Bar44 m
19 Numara Bos Cirrik II48 m
Franco Manca62 m

Nearby pubs

Wind Rush46 m
Coach & Horses58 m
The Jolly Butchers69 m
The Three Crowns79 m

Nearby gyms

Muslceworks Gym295 m
Anytime Fitness776 m
Yoga Home921 m
Yoga On The Lane1.0 km

Nearby pharmacies

Benjamin Chemist43 m
Safedale400 m
Safedale Pharmacy740 m
ABC Pharmacy940 m

Nearby health

Stoke Newington Dental Practice289 m
Food hygiene (5-star)57% of 197

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

JAMMIN AFTER HOURS LTD
SCLOG LTD

Investment

Investment grade, yield and market outlook

58

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

70.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,606m
Crossrail 2 route94m

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)
51
Live planning apps (800m)
43
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
12
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)
68
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
35, 37 & 39, 35, 37 & 39, Stoke Newington High Street, N1640 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 7LF

Full postcodeN16 7LF
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.562011
Longitude-0.072836
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