Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.56086, -0.06700

N16 7RD— Hackney Downs, Hackney

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 53/100Yield 4.28%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
77
Schools
90
Transport
53
Environment
56
Investment
70

The bottom line

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

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Location

N16 7RD

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+4.3% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for N16 7RD

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

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“The practical family move”

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How N16 7RD 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 · 4 min walk

KS2: 106.8

★★

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 32 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 36 min walk

9 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

86.8 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

-3% vs borough

Crime by type

Anti-social behaviour24%
Other22%
Violence & sexual offences22%
Drug offences8%
Vehicle crime8%
Burglary8%
Theft6%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 711m

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area80.9 m²

EPC breakdown

C
5%
D
13%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Terraced 34%Flat 66%

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£202,250
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.8%

Total change

+529%

Market Activity

Price Velocity & Acceleration

Current Velocity

-72.6%

per year

Acceleration

-317.01

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £50k–£75k · 37 sales

Property Type Mix

Total: 37 sales

Terraced35.1%
Flat/maisonette64.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£70k£147k+109.3%1.8
Post-dot-com plateau2001–2004£184k£258k+40.3%2.3
Pre-crash peak2006–2007£237k£500k+110.5%2
GFC & correction2010–2012£436k£325k-25.4%2
Help-to-Buy recovery2013–2015£468k£699k+49.5%2
Brexit uncertainty2017–2018£626k£638k+1.8%1.5
Pandemic surge2021–2021£466k£466k+0%1
Rate-rise correction2022–2023£1.60m£440k-72.6%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+5.1% alpha

Weakest performer

Flat/maisonette

-1.6% alpha

Terraced+5.1% α
Local
19.7%
District
14.6%
Flat/maisonette-1.6% α
Local
4.1%
District
5.7%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
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
3 min walk
Rectory RoadNational Rail
3 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
8 min walk
Clapton Rail StationGreater Anglia · Weaver
9 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
18 min walk
No bus stops within 400m

48

Walkability score

145

Footpaths (500m)

0

Santander docks (800m)

1.5 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria55 min ↑
Waterloo58 min ↑
Canary Wharf50 min ↑
City ★45 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)

6

EV chargers (800m)

Nearest car park488m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
The Nightingale Practice
488m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 81% 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 AONB4% green spaceTree canopy: 70%
Less green space than 78% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.5 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

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.9 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

69

Parks (1km)

23

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Royal Sovereign (330 m)

Nearest supermarketKollos Supermarket · 500 m
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,592 licensed premises in borough655 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

460m

Post office

Nearby shops

Edi Food & Wine241 m
The Royal Bakery465 m
Yogi News & Wine466 m
Paramount Fruiters468 m

Nearby cafes

Bake Street239 m
Warbler Cafe450 m
Moio466 m
Leo's Cafe473 m

Nearby restaurants

Tubby's244 m
Perfect Fried Chicken363 m
La Rosetta460 m
CheatMeals461 m

Nearby pubs

The Royal Sovereign330 m
The London Tavern349 m
The Axe390 m
Coach & Horses463 m

Nearby gyms

Muslceworks Gym487 m
Anytime Fitness520 m
Yoga On The Lane912 m

Nearby pharmacies

Benjamin Chemist467 m
ABC Pharmacy973 m

Nearby health

Stoke Newington Dental Practice527 m
Food hygiene (5-star)49% of 129

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

E

High street health

Registered businesses

79 BROOKE ROAD LIMITED

Investment

Investment grade, yield and market outlook

70

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 score22/100
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

52.6

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,595m
Crossrail 2 route506m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,753 nationally

1,521

Est. population

19,771/km²

68%

Employed

59%

Degree educated

£43,800

Median income

6.2%

Claimant rate

Urban coreVery high densityYoung professionals

37

Community stability

Age profile

21%
28%
25%
18%
Under 1821%
18–3428%
35–4925%
50–6418%
65+8%

Tenure

20%
31%
38%
Own outright12%
Own (mortgage)20%
Private rent31%
Social rent38%
Shared ownership0%

Ethnicity

35%
17%
24%
White British35%
White Other17%
Asian11%
Black24%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine14%
No car household57%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent38%
Private rent31%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
15
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)
40
Largest scheme
98 homes · Nightingale Estate Reg - Phase 3, Nightingale Estate Reg - Phase 3, Monteagle Way, Kenninghall Road, Rendlesham Road and Muir Road, E5 8BU
Pipeline pressure
NONE

Named schemes (500m)

Former Rendlesham House, Former Rendlesham House, Rendlesham Road, E543 homes
completed
Former Ottaway Court, Former Ottaway Court, Rendlesham Road, E5 8QL30 homes
completed
45, 45, Rendlesham Road, E526 homes
completed
UNITED REFORM CHURCH & HALL, CORNER OF, UNITED REFORM CHURCH & HALL, CORNER OF, RECTORY ROAD, EVERING ROAD, N1616 homes
completed
158-158A, 158-158A, EVERING ROAD, E511 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 7RD

Full postcodeN16 7RD
Postcode districtN16
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.560863
Longitude-0.066998
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