Shacklewell · Hackney · Hackney North and Stoke Newington constituency · 51.55220, -0.07828

N16 8AR— Shacklewell, Hackney

Location and area intelligence for N16 8AR, Shacklewell, Hackney

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 56/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
67
Safety
59
Schools
90
Transport
56
Environment
69
Investment
71

The bottom line

N16 8AR offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Investors who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N16 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime+150.0% vs London avg

Deep-dive guides for N16 8AR

🛡️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 8AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Princess May Primary School

Good · Inspected Apr 2023 · 1 min walk

KS2: 108.1

★★

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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

162.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 345.9%

+81% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Theft15%
Anti-social behaviour14%
Robbery5%
Vehicle crime5%
Burglary5%
Drug offences4%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

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 · 1.2km

Crime is +150% above London average

Property

Prices, sales volume and market trends

Avg floor area84.8 m²

EPC breakdown

B
2%
C
4%
D
15%
E
1%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Terraced 26%Flat 74%

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£212,000
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+8.5%

Total change

+728%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.3%

per year

Acceleration

-17.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 23 sales

Property Type Mix

Total: 23 sales

Terraced26.1%
Flat/maisonette73.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£85k£104k+23.1%1.5
Post-dot-com plateau2001–2004£150k£240k+60%1.7
Pre-crash peak2005–2006£245k£246k+0.5%1.5
GFC & correction2009–2011£420k£325k-22.6%1.7
Help-to-Buy recovery2015–2016£640k£600k-6.2%1
Pandemic surge2020–2021£702k£700k-0.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
5.7%
District
5.2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
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
Dalston Kingsland

Nearby stations

Dalston Kingsland Rail StationMildmay
6 min walk
Dalston KingslandNational Rail
6 min walk
Rectory Road Rail StationWeaver · Greater Anglia
12 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
16 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
19 min walk
No bus stops within 400m

60

Walkability score

250

Footpaths (500m)

0

Santander docks (800m)

0.9 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

21

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)18
Nearest car park89m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Bentley Road Car Park· no
732m

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: 2.8 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.8 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 (BARRETTS GROVE)

6 BARRETTS GROVE, STOKE NEWINGTON, N16 8AR

0 min walk

85%

Recommend GP

85%

Overall GP experience

5

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

58

Restaurants (800m)

31

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

6

Sports (1km)

6

Convenience

Nearest supermarketM&S Foodhall · 502 m
1 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

636m

Post office

Nearby shops

Tesco Express186 m
Co-op Food216 m
Berkay Dalston Gida Pazari254 m
Gurden256 m

Nearby cafes

Corner Cafe88 m
Coffee Corner140 m
Espresso & Shakes235 m
House Of Azura264 m

Nearby restaurants

Micky's Chippy89 m
Tava Restaurant235 m
Dukkah Restaurant235 m
Istanbul Restaurant245 m

Nearby pubs

The Army and Navy121 m
High Water228 m
The Marquee Moon252 m
Moustache Bar253 m

Nearby gyms

Yoga Home352 m
Yoga On The Lane558 m
GYMPODS Dalston758 m
PureGym771 m

Nearby pharmacies

ABC Pharmacy282 m
Allen Pharmacy632 m
Mahesh Pharmacy640 m
Safedale Pharmacy1.0 km

Nearby health

Kindandental 2496 m
Angel Chiropody & Podiatry499 m
Dental Beauty Dalston565 m
Kindandental674 m
Food hygiene (5-star)50% of 307

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

71

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 score31/100
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

45.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,456m
Crossrail 2 route218m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,680 nationally

2,329

Est. population

17,649/km²

70%

Employed

63%

Degree educated

£45,500

Median income

8.7%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

16%
41%
23%
Under 1816%
18–3442%
35–4923%
50–6413%
65+7%

Tenure

20%
41%
25%
Own outright10%
Own (mortgage)20%
Private rent41%
Social rent25%
Shared ownership3%

Ethnicity

36%
25%
15%
White British36%
White Other25%
Asian10%
Black15%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine13%
No car household74%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent41%
Social rent25%

vs. London

Income vs London+8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
45
Live planning apps (800m)
66
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
13
Major developments (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
20
Local approval rate
50%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
48
Largest scheme
106 homes · 10-34, Dalston Western Curve, 10-34 & 25-33A, KINGSLAND HIGH STREET, Boleyn Road, HACKNEY, E8
Pipeline pressure
NONE

Named schemes (500m)

The Lawns, The Lawns, Matthias Road, N16 8QD72 homes
completed
10-14, 10-14, Crossway, N16 8HX54 homes
completed
37-47, 37-47, Stoke Newington Road, Dalston, N16 8BJ38 homes
completed
2, 2, Salcombe Road, Hackney, N16 8AX30 homes
completed
31-35, 31-35, STOKE NEWINGTON ROAD, TRUMANS ROAD (2A), N16 8BJ27 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

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Key facts for N16 8AR

Full postcodeN16 8AR
Postcode districtN16
BoroughLondon Borough of Hackney
WardShacklewell
Latitude51.552200
Longitude-0.078285
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