Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55781, -0.06851

N16 7QY— Hackney Downs, Hackney

Location and area intelligence for N16 7QY, Hackney Downs, Hackney

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 51/100Yield 4.28%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
68
Schools
90
Transport
51
Environment
75
Investment
57

The bottom line

N16 7QY 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 7QY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-7.1% vs London avg
vs London crime+63.0% vs London avg

Deep-dive guides for N16 7QY

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

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Postcode Personality

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

“High-connectivity investment target”

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How N16 7QY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Benthal Primary School

Good · Inspected Jun 2023 · 3 min walk

KS2: 106.8

★★

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 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 32 min walk

11 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

106.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 389.7%

+18% vs borough

Crime by type

Other33%
Violence & sexual offences18%
Anti-social behaviour15%
Vehicle crime10%
Drug offences7%
Theft7%
Burglary6%
Robbery3%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 785m

Crime is +63% above London average

Property

Prices, sales volume and market trends

Avg floor area66.3 m²

EPC breakdown

C
18%

Based on 18 properties · Confidence: medium

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£165,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Rectory Road

Nearby stations

Rectory Road Rail StationWeaver · Greater Anglia
1 min walk
Rectory RoadNational Rail
1 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
11 min walk
Clapton Rail StationGreater Anglia · Weaver
11 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
14 min walk
No bus stops within 400m

52

Walkability score

155

Footpaths (500m)

0

Santander docks (800m)

1.3 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria48 min ↑
Waterloo52 min ↑
Canary Wharf ★37 min
City42 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

2

Car parks (800m)

7

EV chargers (800m)

Nearest car park436m
Santander docks (800m)0
Nearest cycle dock1.3 km

Nearby car parks

🅿️
The Nightingale Practice
487m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.7 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 43%
More green space than 82% 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

4 min walk

89%

Recommend GP

89%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

31

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

3

Convenience

Nearest supermarketOrganic Food Centre · 433 m
2 tennis courts1 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)

511m

Post office

Nearby shops

Edi Food & Wine155 m
Food Land372 m
Victor's391 m
Tesco Express431 m

Nearby cafes

Bake Street163 m
Bean's Cafe270 m
HARÜ Coffee351 m
WAVE369 m

Nearby restaurants

Tubby's147 m
Perfect Fried Chicken384 m
Testi391 m
Victory Mansion392 m

Nearby pubs

Hand of Glory354 m
The London Tavern373 m
All Good Beer404 m
Fanny's Bar422 m

Nearby gyms

Anytime Fitness221 m
Muslceworks Gym396 m
Yoga On The Lane557 m
Leap Fit1.1 km

Nearby pharmacies

Benjamin Chemist588 m
ABC Pharmacy643 m

Nearby health

Stoke Newington Dental Practice447 m
The Sandringham Practice1.1 km
Dalston Practice1.1 km
Food hygiene (5-star)53% of 174

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

ASK SUPPORT SERVICES LIMITED

Investment

Investment grade, yield and market outlook

57

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

42.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,240m
Crossrail 2 route421m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,560 nationally

1,801

Est. population

15,539/km²

51%

Employed

37%

Degree educated

£39,000

Median income

9.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

25%
27%
19%
18%
Under 1825%
18–3427%
35–4919%
50–6418%
65+11%

Tenure

17%
71%
Own outright3%
Own (mortgage)8%
Private rent17%
Social rent71%
Shared ownership1%
Rent free1%

Ethnicity

20%
16%
40%
White British20%
White Other10%
Asian16%
Black40%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine25%
No car household61%
Unemployed6%
No qualifications24%

Housing tenure (Census 2021)

Social rent71%
Private rent17%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
21
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (3 years)
12
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)
50
Largest scheme
113 homes · SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, AMHURST ROAD, E8
Pipeline pressure
NONE

Named schemes (500m)

1A, 1A, Downs Road, E5 8QJ79 homes
completed
West Hackney Synagogue, 233A, West Hackney Synagogue, 233A, Amhurst Road, E8 2BS41 homes
completed
Babik House, 124 - 130, Babik House, 124 - 130, Shacklewell Lane, E8 2EJ34 homes
completed
Former Ottaway Court, Former Ottaway Court, Rendlesham Road, E5 8QL30 homes
completed
45, 45, Rendlesham Road, E526 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
22.3%
Ward turnout
44%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Alastair Binnie-LubbockGreen
Laura-Louise FairleyGreen
Dylan LawGreen

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Key facts for N16 7QY

Full postcodeN16 7QY
Postcode districtN16
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.557812
Longitude-0.068513
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