Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.55240, -0.08097

N16 8BF— Clissold, Hackney

Location and area intelligence for N16 8BF, Clissold, Hackney

The hidden gem

 

Top 13% LondonSchools 100%Safety 79/100Transport 46/100Low yield 3.23%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
72
Safety
79
Schools
60
Transport
46
Environment
69
Investment
48

The bottom line

N16 8BF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £688,000 median — a strong choice for Families.

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Location

N16 8BF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+32.3% vs London avg
vs London income+8.3% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for N16 8BF

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

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“The hidden gem”

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How N16 8BF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Matthias Church of England Primary School

Not yet inspected · 2 min walk

KS2: 102.2

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 8 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.0 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

-12% vs borough

Crime by type

Other27%
Anti-social behaviour23%
Violence & sexual offences20%
Theft11%
Burglary7%
Drug offences6%
Vehicle crime4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.2km

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£688,000

Median sale price

Above London median by 32%

£688,000 is 32% above the London median (£520,000)

+328.6%

This year

Flat

Dominant type

Price history

5-year change
+374.5%
Sales (24 months)7
New build0.0%
Avg flat£688,000
Price per m²£9,801/m²
Price per ft²£911/ft²
Avg floor area70.2 m²

EPC breakdown

B
72%

Based on 72 properties · Confidence: high

Street mix

Flat 100%

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£21,900
First-time buyerFTB
£21,900
Additional propertyBTL/2nd
£42,540

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

15.1×

Price-to-income

£3,442/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£175,500
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.18 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2020–2026 · CAGR

+2.4%

Total change

+15%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.7%

per year

Acceleration

-8.43

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 52 sales

Property Type Mix

Total: 52 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2020–2021£600k£145k-75.8%20
Rate-rise correction2022–2023£650k£668k+2.7%1.5
Current market2024–2026£616k£690k+12%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
2.5%
District
0.9%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Highbury & Islington Underground StationVictoria line
20.3 min walk
Dalston Kingsland

Nearby stations

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

53

Walkability score

239

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria46 min ↑
Waterloo53 min ↑
Canary Wharf45 min ≈
City ★43 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

23

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)39
Nearest car park58m
Santander docks (800m)0
Nearest cycle dock1.0 km

Nearby car parks

🅿️
Bentley Road Car Park· no
785m

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 waterLOW
Low
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 AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 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

2 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 · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

57

Restaurants (800m)

23

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

2

Convenience

Nearest supermarketM&S Foodhall · 613 m
1 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)

478m

Post office

Nearby shops

Tesco Express30 m
Luminary Bakery362 m
King Food & Wine396 m
Green Off Licence399 m

Nearby cafes

Corner Cafe124 m
Coffee Corner176 m
Flying Frenchman314 m
Bodega 50327 m

Nearby restaurants

Micky's Chippy161 m
Jolene271 m
Perilla332 m
Brags and Brams334 m

Nearby pubs

The Army and Navy113 m
Lady Mildmay309 m
The Shakespeare350 m
Cadet370 m

Nearby gyms

Yoga Home309 m
Yoga On The Lane741 m
Lana & Friends815 m
Clissold Leisure Centre816 m

Nearby pharmacies

ABC Pharmacy439 m
Mahesh Pharmacy483 m
Allen Pharmacy531 m
Safedale Pharmacy973 m

Nearby health

Kindandental 2340 m
Angel Chiropody & Podiatry346 m
Kindandental515 m
Future Smile Dental Practice527 m
Food hygiene (5-star)55% of 218

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

BIRDY HOWZIT LTD
CARBON ADJUSTMENT
IT'S JAZZ LTD
MARCELA OSPINA LIMITED
MONSTERAPY LTD

+2 more

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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
3.2% (average)London avg: 3.8%Below average yield — bottom 57%
Gentrification score58/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

62.1

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 route6,436m
Crossrail 2 route406m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,066 nationally

1,545

Est. population

19,133/km²

59%

Employed

45%

Degree educated

£45,500

Median income

9.5%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

40

Community stability

Age profile

24%
26%
24%
16%
Under 1824%
18–3426%
35–4925%
50–6416%
65+9%

Tenure

17%
14%
61%
Own outright4%
Own (mortgage)17%
Private rent14%
Social rent61%
Shared ownership4%
Rent free0%

Ethnicity

18%
18%
33%
15%
White British18%
White Other18%
Asian9%
Black33%
Mixed6%
Other15%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine24%
No car household65%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent61%
Private rent14%

vs. London

Income vs London+8.3%
Price vs London+32.3%

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)
9
Commercial apps (800m)
9
Major developments (800m)
1
Planning apps (12 months)
6
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
36
Largest scheme
136 homes · 1, Mildmay Avenue, and Service House, 3, Mildmay Avenue, London, N1 4FD
Pipeline pressure
NONE

Named schemes (500m)

The Lawns, The Lawns, Matthias Road, N16 8QD72 homes
completed
42, 42, NEWINGTON GREEN, N1644 homes
completed
110, 110, MATTHIAS ROAD, N1628 homes
completed
ST. JUDE & ST. PAUL'S SCHOOL, AND, 50, ST. JUDE & ST. PAUL'S SCHOOL, AND, 50, KING HENRY'S WALK, N1 4AZ24 homes
completed
9-11, 9-11, COWPER ROAD, N1616 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
20.5%
Ward turnout
47%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Sam MathysGreen
George Sheldon GrünGreen
Rachel MaguireLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£688,000)

£21,900

Standard buyer

£21,900

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 8BF

Full postcodeN16 8BF
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.552396
Longitude-0.080974
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