Hackney Downs · Hackney · Hackney North and Stoke Newington constituency · 51.55899, -0.06705

N16 7SL— Hackney Downs, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 56/100Yield 4.28%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
72
Schools
90
Transport
56
Environment
75
Investment
63

The bottom line

N16 7SL 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 7SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-7.1% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for N16 7SL

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

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Postcode Personality

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“High-connectivity investment target”

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How N16 7SL 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 · 2 min walk

KS2: 106.8

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 11 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 · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.9 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 1737.5%

-7% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Vehicle crime12%
Anti-social behaviour12%
Drug offences8%
Theft7%
Burglary5%
Robbery3%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 789m

Crime is +29% above London average

Property

Prices, sales volume and market trends

Avg floor area67.6 m²

EPC breakdown

C
16%
D
9%

Based on 25 properties · Confidence: medium

Street mix

Terraced 11%Flat 87%Other 2%

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£169,000
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+10.8%

Total change

+1347%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.4%

per year

Acceleration

-2.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 41 sales

Property Type Mix

Total: 41 sales

Terraced12.2%
Flat/maisonette87.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£97k+70.2%2.2
Post-dot-com plateau2001–2003£106k£160k+51.7%3.5
Pre-crash peak2006–2007£200k£280k+40%2.5
GFC & correction2008–2012£372k£338k-9%2
Help-to-Buy recovery2013–2015£280k£392k+40%1
Brexit uncertainty2017–2019£502k£605k+20.6%1.3
Pandemic surge2021–2021£825k£825k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
10.7%
District
9.9%

CAGR over 19yr 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
Seasonal Timing6
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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
Clapton Rail StationGreater Anglia · Weaver
9 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
10 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

48

Walkability score

152

Footpaths (500m)

0

Santander docks (800m)

1.4 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)

8

EV chargers (800m)

Nearest car park397m
Santander docks (800m)0
Nearest cycle dock1.4 km

Nearby car parks

🅿️
The Nightingale Practice
397m

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: 16.0 µg/m³ · PM2.5: 8.0 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 AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.7 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

4

GPs within 1km

3

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

99

Parks (1km)

14

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The London Tavern (259 m)

Nearest supermarketOrganic Food Centre · 486 m
3 tennis courts1 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)

514m

Post office

Nearby shops

Edi Food & Wine37 m
Sainsbury's Local479 m
Gozde Bakery484 m
Stoke Newington Pound Plus Cash & Carry486 m

Nearby cafes

Bake Street40 m
Bean's Cafe365 m
Coffee Break & Restaurant481 m
HARÜ Coffee484 m

Nearby restaurants

Tubby's37 m
Perfect Fried Chicken273 m
Ikhaltos Valley Georgian Cuisine477 m
The Fishery Fish Bar480 m

Nearby pubs

The London Tavern259 m
Fanny's Bar482 m
The Royal Sovereign486 m
Hand of Glory489 m

Nearby gyms

Anytime Fitness313 m
Muslceworks Gym458 m
Yoga On The Lane712 m
Leap Fit1.2 km

Nearby pharmacies

Benjamin Chemist563 m
ABC Pharmacy808 m

Nearby health

Stoke Newington Dental Practice508 m
The Sandringham Practice1.2 km
Dalston Practice1.2 km
Food hygiene (5-star)49% of 113

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

103 EVERING ROAD LIMITED
105 EVERING ROAD LTD
4:4:4 PRODUCTIONS LTD.
OTD TRADING LIMITED

Investment

Investment grade, yield and market outlook

63

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

41.9

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,396m
Crossrail 2 route515m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,792 nationally

1,752

Est. population

19,264/km²

61%

Employed

50%

Degree educated

£39,000

Median income

9.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

21%
31%
21%
17%
Under 1821%
18–3431%
35–4921%
50–6417%
65+9%

Tenure

19%
23%
47%
Own outright9%
Own (mortgage)19%
Private rent23%
Social rent47%
Shared ownership3%
Rent free0%

Ethnicity

27%
14%
14%
28%
White British27%
White Other14%
Asian14%
Black28%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine17%
No car household57%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent47%
Private rent23%

vs. London

Income vs London-7.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (3 years)
11
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)
37
Largest scheme
113 homes · SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, AMHURST ROAD, E8
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
1A, 1A, Downs Road, E5 8QJ79 homes
completed
Nightingale Estate, phase 7b & 7c, Nightingale Estate, phase 7b & 7c, Muir Road, Florence Way, Clapton Way & Monteagle Way, E8 8PH64 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 7SL

Full postcodeN16 7SL
Postcode districtN16
BoroughLondon Borough of Hackney
WardHackney Downs
Latitude51.558993
Longitude-0.067049
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