Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.55780, -0.07079

N16 7PU— Stoke Newington, Hackney

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

The family fortress

 

Top 10% LondonSchools 100%Safety 81/100Transport 60/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
81
Schools
90
Transport
60
Environment
75
Investment
55

The bottom line

N16 7PU offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

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Location

N16 7PU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+17.9% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for N16 7PU

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

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“The family fortress”

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How N16 7PU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Shacklewell Primary School

Not yet inspected · 7 min walk

KS2: 104.6

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 9 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 31 min walk

13 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

63.3 incidents per 1,000 residents

Better than 51% of London
→ Stable

-30% vs borough

Crime by type

Other25%
Anti-social behaviour21%
Violence & sexual offences19%
Vehicle crime11%
Burglary10%
Drug offences6%
Theft4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 677m

Crime is 3% below London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,107/m²
Price per ft²£567/ft²
Avg floor area88.4 m²

EPC breakdown

B
2%
C
4%
D
8%
E
1%

Based on 15 properties · Confidence: medium

Street mix

Terraced 13%Flat 83%Other 4%

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£221,000
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.1%

Total change

+635%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+32.50

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 21 sales

Property Type Mix

Total: 21 sales

Terraced14.3%
Flat/maisonette85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£74k£180k+144.9%1.3
Post-dot-com plateau2004–2004£353k£353k+0%1
Pre-crash peak2007–2007£289k£289k+0%4
GFC & correction2009–2012£299k£350k+17.1%1.7
Help-to-Buy recovery2015–2015£235k£235k+0%1
Brexit uncertainty2017–2017£800k£800k+0%1
Rate-rise correction2023–2023£540k£540k+0%3
Current market2024–2024£540k£540k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
3.8%
District
4.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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
Rectory Road

Nearby stations

Rectory Road Rail StationWeaver · Greater Anglia
2 min walk
Rectory RoadNational Rail
2 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
11 min walk
Clapton Rail StationGreater Anglia · Weaver
13 min walk
Dalston Kingsland Rail StationMildmay
14 min walk
No bus stops within 400m

60

Walkability score

195

Footpaths (500m)

0

Santander docks (800m)

1.3 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)

8

EV chargers (800m)

Total spaces (800m)2
Nearest car park587m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
The Nightingale Practice
645m

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

Nearest SSSI: Walthamstow Marshes SSSI — 2.0 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

6

GPs within 1km

3

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

44

Restaurants (800m)

24

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketOrganic Food Centre · 306 m
1 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)

418m

Post office

Nearby shops

Victor's234 m
Tesco Express275 m
Edi Food & Wine296 m
Gallo Nero IA 2300 m

Nearby cafes

HARÜ Coffee195 m
WAVE213 m
Cafe Z Bar234 m
Bodrum Cafe Bar285 m

Nearby restaurants

Victory Mansion234 m
Testi235 m
The Bagel House245 m
Ikhaltos Valley Georgian Cuisine247 m

Nearby pubs

Fanny's Bar291 m
The White Hart296 m
Bar a bar311 m
Yucatan Bar345 m

Nearby gyms

Muslceworks Gym266 m
Anytime Fitness337 m
Yoga On The Lane542 m
Yoga Home717 m

Nearby pharmacies

Benjamin Chemist515 m
ABC Pharmacy543 m
Safedale737 m

Nearby health

Stoke Newington Dental Practice314 m
The Sandringham Practice1.1 km
Dalston Practice1.1 km
Food hygiene (5-star)54% of 225

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

49 EVERING ROAD LIMITED
IANAOWEN LIMITED
LOCALLY FED LTD
THERPE LTD

Investment

Investment grade, yield and market outlook

55

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

70.9

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 route7,192m
Crossrail 2 route264m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,479 nationally

1,660

Est. population

22,201/km²

66%

Employed

57%

Degree educated

£49,500

Median income

8.2%

Claimant rate

Urban coreVery high densityYoung professionals

36

Community stability

Age profile

19%
33%
24%
16%
Under 1819%
18–3433%
35–4924%
50–6416%
65+9%

Tenure

15%
21%
38%
26%
Own outright15%
Own (mortgage)21%
Private rent38%
Social rent26%
Shared ownership1%

Ethnicity

36%
17%
17%
18%
White British36%
White Other17%
Asian17%
Black18%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household61%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent38%
Social rent26%

vs. London

Income vs London+17.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
14
Commercial apps (800m)
13
Major developments (800m)
1
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)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
70
Largest scheme
113 homes · SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, AMHURST ROAD, E8
Pipeline pressure
NONE

Named schemes (500m)

35, 37 & 39, 35, 37 & 39, Stoke Newington High Street, N1640 homes
completed
101, 101, Shacklewell Lane, E822 homes
completed
UNITED REFORM CHURCH & HALL, CORNER OF, UNITED REFORM CHURCH & HALL, CORNER OF, RECTORY ROAD, EVERING ROAD, N1616 homes
completed
106, 106, Stoke Newington High Street, and 41-47 Leswin Road, N16 7NY13 homes
completed
34-36, 34-36, STOKE NEWINGTON HIGH STREET, N16 7PL10 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 7PU

Full postcodeN16 7PU
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.557796
Longitude-0.070792
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