The bottom line
N16 8BD offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.
The catches: high noise levels nearby and 3 Japanese knotweed sites within 400m — may affect mortgage applications.
Less suited to Families.
Check your dealbreakers
Toggle the things that matter to you — see how N16 8BD scores on each.
Toggle a question above to see how N16 8BD meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for N16 8BD
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Postcode Personality
“High-connectivity investment target”
How N16 8BD has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Princess May Primary School
Good · Inspected Apr 2023 · 2 min walk
KS2: 108.1
Secondary
The Excelsior Academy
Good · Inspected Feb 2024 · 3 min walk
100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km
Childcare
Childcare
Comet Nursery School and Children's Centre
Not inspected · 22 min walk
10 primaries · 3 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Medium crime
162.7 incidents per 1,000 residents
+81% vs borough
Crime by type
Stop & search
2.1
per 1,000 residents
→ Stable
trend
Road safety
97
Road safety score
3
Accidents (5yr)
3
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
2
Incidents (5yr)
Nearest station: Stoke Newington Fire Station · 1.2km
Crime is +150% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 8 properties · Confidence: low
LHA rates — Inner East London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2002–2004 · CAGR
+5.4%
Total change
+11%
Market Activity
Price Velocity & Acceleration
Current Velocity
+11.1%
per year
Acceleration
+0.00
change in velocity
Market State
Strong growth
Price Distribution
P25: £350k–£400k · P75: £400k–£450k · 2 sales
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2002–2004 | £380k | £422k | +11.1% | 1 |
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Strong Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 5
Very Good
Nearby stations
64
Walkability score
229
Footpaths (500m)
0
Santander docks (800m)
0.9 km
Nearest cycle dock
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
19
Car parks (800m)
11
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
22%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Walthamstow Marshes SSSI — 2.7 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
THE SURGERY (BARRETTS GROVE)
6 BARRETTS GROVE, STOKE NEWINGTON, N16 8AR
3 min walk
85%
Recommend GP
85%
Overall GP experience
4
GPs within 1km
8
Dentists within 1km
1
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
103
Parks (1km)
66
Restaurants (800m)
33
Cafes (800m)
9
Pubs (400m)
1
Pharmacies (800m)
7
Gyms (1km)
8
Sports (1km)
8
Convenience
Nightlife (500m)
1
Nightclubs
10
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
1.1km
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
72
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
45.8
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 3/10
More deprived than average
Index of Multiple Deprivation
Rank: 9,680 nationally
2,329
Est. population
17,649/km²
70%
Employed
63%
Degree educated
£45,500
Median income
8.7%
Claimant rate
31
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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