Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.56093, -0.06607

N16 7RH— Hackney Downs, Hackney

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

The practical family move

 

Schools 100%Safety 77/100Transport 53/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
64
Safety
77
Schools
100
Transport
53
Environment
56
Investment
69

The bottom line

N16 7RH 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: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how N16 7RH scores on each.

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Location

N16 7RH

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 7RH

🛡️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🔒 Very Safe

“The practical family move”

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How N16 7RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Northwold Primary School

Not yet inspected · Inspected Dec 2024 · 3 min walk

KS2: 109.3

★★★

Secondary

Mossbourne Community Academy

Outstanding · Inspected Sept 2021 · 14 min walk

P8: +1.49A8: 64.4

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 37 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 771m

Crime is +34% above London average

Property

Prices, sales volume and market trends

Avg floor area69.2 m²

EPC breakdown

C
1%
D
4%
E
1%

Based on 6 properties · Confidence: low

Street mix

Flat 100%

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£173,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2023 · CAGR

+5.6%

Total change

+212%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.5%

per year

Acceleration

-36.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£130k£130k+0%1
Pre-crash peak2005–2005£130k£130k+0%1
Help-to-Buy recovery2014–2014£390k£390k+0%1
Pandemic surge2020–2021£300k£407k+35.7%1
Rate-rise correction2023–2023£405k£405k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

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
Clapton Rail StationGreater Anglia · Weaver
8 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
8 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
18 min walk
No bus stops within 400m

41

Walkability score

125

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)

7

EV chargers (800m)

Nearest car park445m
Santander docks (800m)0
Nearest cycle dock1.5 km

Nearby car parks

🅿️
The Nightingale Practice
445m

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 waterLOW
Low
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: 4.1 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

FOUNTAYNE ROAD MEDICAL PRACTICE

1A FOUNTAYNE ROAD, N16 7EA

5 min walk

77%

Recommend GP

77%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

3

Restaurants (800m)

6

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketKollos Supermarket · 550 m
1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

524m

Post office

Nearby shops

Edi Food & Wine253 m
The Royal Bakery529 m
Yogi News & Wine531 m
Paramount Fruiters533 m

Nearby cafes

Bake Street249 m
Warbler Cafe500 m
Moio526 m
Snacks 'n' things528 m

Nearby restaurants

Tubby's257 m
Perfect Fried Chicken324 m
Franco Manca523 m
La Rosetta523 m

Nearby pubs

The Royal Sovereign276 m
The London Tavern311 m
The Axe442 m
Coach & Horses525 m

Nearby gyms

Anytime Fitness529 m
Muslceworks Gym551 m
Yoga On The Lane937 m

Nearby pharmacies

Benjamin Chemist527 m

Nearby health

Stoke Newington Dental Practice590 m
Food hygiene (5-star)40% of 78

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

SAANZ LTD

Investment

Investment grade, yield and market outlook

69

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 score17/100
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

44.7

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,622m
Crossrail 2 route570m

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)
11
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
2
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)
1
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
38
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)

Nightingale Estate Reg - Phase 3, Nightingale Estate Reg - Phase 3, Monteagle Way, Kenninghall Road, Rendlesham Road and Muir Road, E5 8BU98 homes
completed
Nightingale Estate, phase 7b & 7c, Nightingale Estate, phase 7b & 7c, Muir Road, Florence Way, Clapton Way & Monteagle Way, E8 8PH64 homes
completed
84, 84, Northwold Road, E5 8RL62 homes
completed
Former Rendlesham House, Former Rendlesham House, Rendlesham Road, E543 homes
completed
Former Ottaway Court, Former Ottaway Court, Rendlesham Road, E5 8QL30 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 7RH

Full postcodeN16 7RH
Postcode districtN16
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.560928
Longitude-0.066072
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
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