Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.55615, -0.07484

N16 8BT— Stoke Newington, Hackney

Location and area intelligence for N16 8BT, Stoke Newington, Hackney

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 51/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
66
Schools
90
Transport
51
Environment
68
Investment
53

The bottom line

N16 8BT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

N16 8BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+8.3% vs London avg
vs London crime+142.0% vs London avg

Deep-dive guides for N16 8BT

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

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“High-connectivity investment target”

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How N16 8BT 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 · 7 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

157.6 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+75% vs borough

Crime by type

Other36%
Violence & sexual offences25%
Anti-social behaviour12%
Drug offences9%
Theft5%
Vehicle crime5%
Burglary4%
Robbery4%

Road safety

92

Road safety score

8

Accidents (5yr)

8

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 726m

Crime is +142% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N16 district median

£518,250

Based on 326 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£10,574/m²
Price per ft²£982/ft²
Avg floor area43.3 m²

EPC breakdown

C
17%
D
16%
E
4%

Based on 37 properties · Confidence: high

Street mix

Semi 4%Flat 89%Other 7%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£108,250
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 BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+6.8%

Total change

+453%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.9%

per year

Acceleration

+62.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached4%
Flat/maisonette96%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£90k£140k+55.6%3
Post-dot-com plateau2001–2004£135k£285k+111.1%1
Pre-crash peak2006–2006£215k£215k+0%1
GFC & correction2009–2011£210k£420k+100%1
Help-to-Buy recovery2013–2014£380k£415k+9.2%1.5
Brexit uncertainty2018–2018£435k£435k+0%2
Pandemic surge2021–2021£548k£548k+0%1
Rate-rise correction2022–2023£930k£448k-51.8%1
Current market2024–2024£497k£497k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.2% alpha

Flat/maisonette-1.2% α
Local
8.2%
District
9.4%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

45out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing6
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
7 min walk
Rectory RoadNational Rail
7 min walk
Dalston Kingsland Rail StationMildmay
11 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
13 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
16 min walk
No bus stops within 400m

61

Walkability score

136

Footpaths (500m)

0

Santander docks (800m)

1.2 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)

14

EV chargers (800m)

Total spaces (800m)2
Nearest car park434m
Santander docks (800m)0
Nearest cycle dock1.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed441 Mbps
Median download424 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.3 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

4 min walk

82%

Recommend GP

82%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalHomerton University Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

62

Restaurants (800m)

32

Cafes (800m)

6

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

8

Convenience

Nearest supermarketJarr Market · 316 m
1 sports halls

Nightlife (500m)

1

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

559m

Post office

Nearby shops

Zirve Continental18 m
Ozler Food Store116 m
Pak Butchers178 m
Victor's219 m

Nearby cafes

Drury 188-18944 m
WAVE153 m
HARÜ Coffee162 m
Cafe Z Bar264 m

Nearby restaurants

Best Turkish Kebab13 m
Aziziye Restaurant90 m
The Bagel House137 m
Ozgazi Antep140 m

Nearby pubs

Yucatan Bar26 m
Bar a bar27 m
Ballie Ballerson269 m
The White Hart332 m

Nearby gyms

Muslceworks Gym371 m
Yoga Home389 m
Yoga On The Lane476 m
Anytime Fitness566 m

Nearby pharmacies

ABC Pharmacy277 m
Allen Pharmacy592 m
Benjamin Chemist671 m
Safedale731 m

Nearby health

Stoke Newington Dental Practice383 m
Dental Beauty Dalston978 m
Kingsland Dental Surgery1.1 km
Beechwood Medical Centre1.2 km
Food hygiene (5-star)58% of 259

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

ALL AROUND EVENTS LTD
GEE HAITCH KAY LIMITED
LONDON BIKE STUDIO LTD
LOYALTY PRODUCTONS LTD
MBA BEST LTD

+9 more

Investment

Investment grade, yield and market outlook

53

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

58

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,940m
Crossrail 2 route6m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,486 nationally

1,878

Est. population

17,250/km²

63%

Employed

52%

Degree educated

£45,500

Median income

7.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

31

Community stability

Age profile

17%
33%
24%
17%
Under 1817%
18–3433%
35–4924%
50–6417%
65+10%

Tenure

34%
50%
Own outright6%
Own (mortgage)10%
Private rent34%
Social rent50%
Shared ownership0%
Rent free0%

Ethnicity

26%
25%
20%
White British26%
White Other25%
Asian9%
Black20%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine18%
No car household71%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Social rent50%
Private rent34%

vs. London

Income vs London+8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
38
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
14
Major developments (800m)
1
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)
68
Largest scheme
87 homes · 2-26, 2-26, Somerford Grove, N16 7TX
Pipeline pressure
NONE

Named schemes (500m)

2-26, 2-26, Somerford Grove, N16 7TX87 homes
completed
35, 37 & 39, 35, 37 & 39, Stoke Newington High Street, N1640 homes
completed
37-47, 37-47, Stoke Newington Road, Dalston, N16 8BJ38 homes
completed
NURSERY SCHOOL SITE, NURSERY SCHOOL SITE, VICTORIAN GROVE, N1622 homes
completed
16-24, 16-24, ARCOLA STREET, E820 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

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Key facts for N16 8BT

Full postcodeN16 8BT
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.556154
Longitude-0.074843
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