Shacklewell · Hackney · Hackney North and Stoke Newington constituency · 51.55443, -0.07053

N16 7TW— Shacklewell, Hackney

Location and area intelligence for N16 7TW, Shacklewell, Hackney

The family fortress

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 52/100Yield 5.92%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
72
Schools
90
Transport
52
Environment
74
Investment
55

The bottom line

N16 7TW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £375,000 median — a strong choice for Families.

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Location

N16 7TW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-27.9% vs London avg
vs London income+8.3% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for N16 7TW

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

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🚇 Well-Connected🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe

“The family fortress”

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How N16 7TW 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 · 3 min walk

KS2: 104.6

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 4 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.7 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 600.0%

-8% vs borough

Crime by type

Other37%
Violence & sexual offences22%
Anti-social behaviour14%
Vehicle crime8%
Theft7%
Burglary5%
Robbery4%
Drug offences2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.0km

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£375,000

Median sale price

Bottom 25% — 28% below London median

£375,000 is 28% below the London median (£520,000)

-46.4%

This year

Flat

Dominant type

Price history

5-year change
+25.0%
Sales (24 months)5
New build0.0%
Avg terraced£640,000
Avg flat£341,450
Price per m²£7,049/m²
Price per ft²£655/ft²
Avg floor area54.2 m²

EPC breakdown

C
11%
D
25%
E
2%
F
1%

Based on 39 properties · Confidence: high

Street mix

Terraced 25%Flat 75%

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

Stamp duty

Standard buyer£6,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

8.2×

Price-to-income

£1,876/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£135,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

1997–2025 · CAGR

+6%

Total change

+415%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.8%

per year

Acceleration

-217.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Terraced25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£70k£51k-26.6%1
Post-dot-com plateau2002–2002£124k£124k+0%2
Pre-crash peak2006–2006£155k£155k+0%1
Help-to-Buy recovery2014–2015£270k£300k+11.1%1
Brexit uncertainty2018–2019£295k£318k+7.8%1
Pandemic surge2020–2020£300k£300k+0%1
Rate-rise correction2022–2022£261k£261k+0%1
Current market2024–2025£700k£358k-48.8%2.5

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
6 min walk
Rectory RoadNational Rail
6 min walk
Dalston Kingsland Rail StationMildmay
10 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
12 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
15 min walk
No bus stops within 400m

50

Walkability score

165

Footpaths (500m)

0

Santander docks (800m)

1.1 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

12

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)2
Nearest car park579m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
The Nightingale Practice
749m

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: 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: 3.3 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 67%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.2 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

SOMERFORD GROVE PRACTICE

SOMERFORD GROVE, STOKE NEWINGTON, N16 7UA

2 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

40

Restaurants (800m)

20

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketJarr Market · 576 m
2 tennis courts1 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)

774m

Post office

Nearby shops

Food Land137 m
Papo's Bagels218 m
Pak Butchers304 m
Ozler Food Store307 m

Nearby cafes

Mélo171 m
Brunswick East Bakehouse286 m
Drury 188-189312 m
Bean's Cafe313 m

Nearby restaurants

Oren200 m
Tom's Pasta297 m
Kennedy Fried Chicken304 m
Ozgazi Antep305 m

Nearby pubs

Hand of Glory171 m
The Shacklewell Arms233 m
All Good Beer292 m
Ballie Ballerson318 m

Nearby gyms

Yoga On The Lane167 m
Anytime Fitness332 m
Muslceworks Gym594 m
Yoga Home675 m

Nearby pharmacies

ABC Pharmacy320 m
Benjamin Chemist879 m

Nearby health

Stoke Newington Dental Practice630 m
The Sandringham Practice747 m
Dalston Practice755 m
Dental Beauty Dalston863 m
Food hygiene (5-star)46% of 253

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

17E MANAGEMENT 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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,839m
Crossrail 2 route304m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,648 nationally

2,117

Est. population

19,374/km²

67%

Employed

59%

Degree educated

£45,500

Median income

7.5%

Claimant rate

Inner cityVery high densityYoung professionals

36

Community stability

Age profile

21%
29%
26%
17%
Under 1821%
18–3429%
35–4926%
50–6417%
65+6%

Tenure

19%
31%
37%
Own outright12%
Own (mortgage)19%
Private rent31%
Social rent37%
Shared ownership1%
Rent free0%

Ethnicity

32%
21%
21%
White British32%
White Other21%
Asian10%
Black21%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine15%
No car household67%
Unemployed6%
No qualifications13%

Housing tenure (Census 2021)

Social rent37%
Private rent31%

vs. London

Income vs London+8.3%
Price vs London-27.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
13
Major developments (800m)
0
Planning apps (3 years)
20
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
65
Largest scheme
121 homes · 67a - 71, 67a - 71, Dalston Lane, Martel Place, E8 2NG
Pipeline pressure
NONE

Named schemes (500m)

SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, AMHURST ROAD, E8113 homes
completed
2-26, 2-26, Somerford Grove, N16 7TX87 homes
completed
1A, 1A, Downs Road, E5 8QJ79 homes
completed
West Hackney Synagogue, 233A, West Hackney Synagogue, 233A, Amhurst Road, E8 2BS41 homes
completed
LAND AT AND REAR OF, 63-69, LAND AT AND REAR OF, 63-69, DOWNS PARK ROAD, E834 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
28.4%
Ward turnout
44%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Ülgen SemerciGreen
Cathy TrouppGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£375,000)

£6,250

Standard buyer

£0

First-time buyer

Save £6,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N16 7TW

Full postcodeN16 7TW
Postcode districtN16
BoroughLondon Borough of Hackney
WardShacklewell
Latitude51.554428
Longitude-0.070531
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