Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.55992, -0.07277

N16 7ND— Stoke Newington, Hackney

Location and area intelligence for N16 7ND, 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
71
Safety
72
Schools
95
Transport
58
Environment
72
Investment
71

The bottom line

N16 7ND 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 7ND

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 7ND

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

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Postcode Personality

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

“High-connectivity investment target”

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How N16 7ND 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 · 12 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 32 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 34 min walk

14 primaries · 2 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 · 409m

Crime is +77% above London average

Property

Prices, sales volume and market trends

Avg floor area89.5 m²

EPC breakdown

D
7%
E
3%
G
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 93%Flat 7%

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£223,750
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 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

1996–2023 · CAGR

+10.1%

Total change

+1245%

Market Activity

Price Velocity & Acceleration

Current Velocity

+54.6%

per year

Acceleration

+46.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 15 sales

Property Type Mix

Total: 15 sales

Terraced93.3%
Flat/maisonette6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£119k£205k+72.3%1.7
Post-dot-com plateau2003–2003£300k£300k+0%1
Pre-crash peak2007–2007£500k£500k+0%2
GFC & correction2011–2011£248k£248k+0%1
Help-to-Buy recovery2013–2016£815k£958k+17.5%1.3
Brexit uncertainty2018–2018£1.03m£1.03m+0%1
Rate-rise correction2023–2023£1.60m£1.60m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
11.7%
District
10.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very 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
Stoke Newington Rail StationGreater Anglia · Weaver
7 min walk
Clapton Rail StationGreater Anglia · Weaver
14 min walk
Dalston Kingsland Rail StationMildmay
17 min walk
No bus stops within 400m

70

Walkability score

217

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria45 min ↑
Waterloo50 min ↑
Canary Wharf ★35 min
City41 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)

10

EV chargers (800m)

Total spaces (800m)2
Nearest car park750m
Santander docks (800m)0
Nearest cycle dock1.4 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: 3.8 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.9 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

6

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

74

Parks (1km)

50

Restaurants (800m)

27

Cafes (800m)

9

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

20

Convenience

Nearest supermarketOrganic Food Centre · 86 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)

145m

Post office

Nearby shops

Sainsbury's Local73 m
Gozde Bakery75 m
Stoke Newington Pound Plus Cash & Carry77 m
Golden Pound81 m

Nearby cafes

Coffee Break & Restaurant87 m
Costa121 m
Joseph's cafe & restaurant134 m
Bodrum Cafe Bar160 m

Nearby restaurants

Perfect Fried Chicken79 m
Fanny's Kebabs94 m
The Fishery Fish Bar96 m
Good Pizza107 m

Nearby pubs

Fanny's Bar94 m
Loading Bar115 m
The Rochester Castle146 m
The White Hart148 m

Nearby gyms

Muslceworks Gym83 m
Anytime Fitness592 m
Yoga Home742 m
Yoga On The Lane796 m

Nearby pharmacies

Benjamin Chemist249 m
Safedale482 m
ABC Pharmacy713 m
Safedale Pharmacy746 m

Nearby health

Stoke Newington Dental Practice114 m
Food hygiene (5-star)55% of 214

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

MATHIAS HAHN DESIGN STUDIO LTD

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 score30/100
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

57.2

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 route7,383m
Crossrail 2 route113m

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)
50
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
14
Major developments (800m)
2
Planning apps (3 years)
18
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)
65
Largest scheme
87 homes · 2-26, 2-26, Somerford Grove, N16 7TX
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
NURSERY SCHOOL SITE, NURSERY SCHOOL SITE, VICTORIAN GROVE, N1622 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 7ND

Full postcodeN16 7ND
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.559923
Longitude-0.072765
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