Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.55577, -0.07231

N16 7UU— Stoke Newington, Hackney

Location and area intelligence for N16 7UU, Stoke Newington, Hackney

The family fortress

 

Top 8% LondonSchools 100%Safety 72/100Transport 53/100Low yield 1.45%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
74
Safety
72
Schools
90
Transport
53
Environment
74
Investment
44

The bottom line

N16 7UU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £1,533,000 median — a strong choice for Families.

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Location

N16 7UU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+194.8% vs London avg
vs London income+8.3% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for N16 7UU

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How N16 7UU 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 · 4 min walk

KS2: 104.6

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 6 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 28 min walk

12 primaries · 3 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 819m

Crime is +27% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,533,000

Median sale price

Top 10% — 195% above London median

£1,533,000 is 195% above the London median (£520,000)

+16.1%

This year

Terraced

Dominant type

Price history

5-year change
+107.7%
Sales (24 months)6
New build0.0%
Avg terraced£1,683,000
Avg flat£719,250
Price per m²£16,222/m²
Price per ft²£1,507/ft²
Avg floor area96.3 m²

EPC breakdown

C
22%
D
22%
E
5%
F
1%
G
1%

Based on 51 properties · Confidence: high

Street mix

Terraced 53%Flat 47%

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£95,210
First-time buyerFTB
£95,210
Additional propertyBTL/2nd
£141,200

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

33.7×

Price-to-income

£7,669/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£240,750
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+9.6%

Total change

+1463%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.7%

per year

Acceleration

-58.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 71 sales

Property Type Mix

Total: 71 sales

Terraced53.5%
Flat/maisonette46.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£112k£132k+17.4%3.2
Post-dot-com plateau2001–2004£282k£210k-25.5%3.8
Pre-crash peak2005–2007£218k£585k+169%2.7
GFC & correction2008–2012£203k£600k+195.6%1.6
Help-to-Buy recovery2013–2016£695k£1.16m+67.3%1.7
Brexit uncertainty2017–2019£825k£740k-10.3%1.3
Pandemic surge2020–2021£539k£738k+37%3.5
Rate-rise correction2022–2023£702k£810k+15.5%1
Current market2024–2025£1.45m£1.75m+20.7%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2% alpha

Weakest performer

Terraced

+1.6% alpha

Flat/maisonette+2% α
Local
10%
District
8%
Terraced+1.6% α
Local
10.1%
District
8.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
5 min walk
Rectory RoadNational Rail
5 min walk
Dalston Kingsland Rail StationMildmay
11 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
13 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
14 min walk
No bus stops within 400m

60

Walkability score

171

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

11

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)2
Nearest car park594m
Santander docks (800m)0
Nearest cycle dock1.1 km

Nearby car parks

🅿️
The Nightingale Practice
794m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.4 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 64%
More green space than 81% 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

3 min walk

82%

Recommend GP

82%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

Nearest hospitalHomerton University Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

56

Restaurants (800m)

29

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketJarr Market · 388 m
1 sports halls

Nightlife (500m)

1

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

602m

Post office

Nearby shops

Zirve Continental174 m
Ozler Food Store189 m
Pak Butchers226 m
Victor's285 m

Nearby cafes

Drury 188-189137 m
HARÜ Coffee195 m
WAVE204 m
Cafe Z Bar322 m

Nearby restaurants

Best Turkish Kebab173 m
Aziziye Restaurant181 m
Ozgazi Antep202 m
Cavus Baba Sofrasi217 m

Nearby pubs

Yucatan Bar171 m
Bar a bar175 m
Ballie Ballerson293 m
Hand of Glory318 m

Nearby gyms

Yoga On The Lane345 m
Anytime Fitness393 m
Muslceworks Gym414 m
Yoga Home552 m

Nearby pharmacies

ABC Pharmacy298 m
Benjamin Chemist711 m
Safedale847 m

Nearby health

Stoke Newington Dental Practice446 m
The Sandringham Practice931 m
Dalston Practice940 m
Dental Beauty Dalston963 m
Food hygiene (5-star)56% of 235

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

1FR MANAGEMENT COMPANY LTD
AF VENTURE PARTNERS LTD
AUTONOMOUS PICTURES LTD
COLLABORATIVE SOLUTIONS LIMITED
DUFFY STREET LIMITED

+9 more

Investment

Investment grade, yield and market outlook

44

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
1.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score61/100
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

63.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,946m
Crossrail 2 route172m

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+194.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
12
Commercial apps (800m)
15
Major developments (800m)
0
Planning apps (3 years)
23
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)
62
Largest scheme
113 homes · SAMUEL LEWIS TRUST DWELLINGS, SAMUEL LEWIS TRUST DWELLINGS, AMHURST ROAD, E8
Pipeline pressure
NONE

Named schemes (500m)

2-26, 2-26, Somerford Grove, N16 7TX87 homes
completed
West Hackney Synagogue, 233A, West Hackney Synagogue, 233A, Amhurst Road, E8 2BS41 homes
completed
35, 37 & 39, 35, 37 & 39, Stoke Newington High Street, N1640 homes
completed
101, 101, Shacklewell Lane, E822 homes
completed
NURSERY SCHOOL SITE, NURSERY SCHOOL SITE, VICTORIAN GROVE, N1622 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
19.0%
Ward turnout
48%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Jacob CableGreen
Ifhat ShaheenGreen
Reiner TegtmeyerGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,533,000)

£95,210

Standard buyer

£95,210

First-time buyer

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 7UU

Full postcodeN16 7UU
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.555770
Longitude-0.072306
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