Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.55661, -0.07669

N16 8EA— Stoke Newington, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 45/100Yield 3.89%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
66
Schools
90
Transport
45
Environment
68
Investment
51

The bottom line

N16 8EA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £570,000 median — a strong choice for Families.

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Location

N16 8EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+9.6% vs London avg
vs London income+8.3% vs London avg
vs London crime+142.0% vs London avg

Deep-dive guides for N16 8EA

🛡️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 8EA 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 · 5 min walk

KS2: 108.1

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 8 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 29 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 662m

Crime is +142% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£570,000

Median sale price

Above London median by 10%

£570,000 is 10% above the London median (£520,000)

-25.4%

This year

Flat

Dominant type

Price history

5-year change
-18.9%
Sales (24 months)5
New build0.0%
Avg detached£1,850,000
Avg flat£497,500
Price per m²£6,051/m²
Price per ft²£562/ft²
Avg floor area97.1 m²

EPC breakdown

C
25%
D
20%
E
9%

Based on 54 properties · Confidence: high

Street mix

Semi 2%Terraced 15%Detached 2%Flat 78%Other 5%

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£16,000
First-time buyerFTB
£7,250
Additional propertyBTL/2nd
£33,100

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

12.5×

Price-to-income

£2,851/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£242,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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

2000–2025 · CAGR

+4.9%

Total change

+227%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.7%

per year

Acceleration

-12.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 64 sales

Property Type Mix

Total: 64 sales

Detached1.6%
Semi-detached1.6%
Terraced15.6%
Flat/maisonette81.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£152k£152k+0%1
Post-dot-com plateau2002–2004£233k£200k-14%5.3
Pre-crash peak2006–2007£260k£330k+26.9%5
GFC & correction2008–2011£363k£392k+8.1%2.3
Help-to-Buy recovery2013–2016£574k£595k+3.6%2.8
Brexit uncertainty2017–2019£623k£615k-1.2%2
Pandemic surge2020–2021£341k£703k+106.1%2.5
Rate-rise correction2022–2023£665k£570k-14.3%1.5
Current market2024–2025£570k£498k-12.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
3.6%
District
4.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Dalston Kingsland

Nearby stations

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

62

Walkability score

142

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

10

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)2
Nearest car park338m
Santander docks (800m)0
Nearest cycle dock1.2 km

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: 3.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.4 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

6 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

Nearest hospitalHomerton University Hospital · 2.3 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

91

Parks (1km)

70

Restaurants (800m)

39

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

8

Convenience

Nearest supermarketJarr Market · 306 m
1 sports halls

Nightlife (500m)

0

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)

545m

Post office

Nearby shops

Zirve Continental144 m
Düzce Supermarket206 m
Ozler Food Store211 m
Tesco Express232 m

Nearby cafes

Drury 188-189181 m
Everyday Sunshine200 m
WAVE218 m
HARÜ Coffee235 m

Nearby restaurants

Best Turkish Kebab147 m
The Bagel House187 m
Aziziye Restaurant191 m
Victory Mansion214 m

Nearby pubs

Bar a bar144 m
Yucatan Bar154 m
The Londesborough295 m
The White Hart320 m

Nearby gyms

Yoga Home294 m
Muslceworks Gym377 m
Yoga On The Lane602 m
Clissold Leisure Centre682 m

Nearby pharmacies

ABC Pharmacy348 m
Allen Pharmacy459 m
Safedale647 m
Benjamin Chemist653 m

Nearby health

Stoke Newington Dental Practice370 m
Kindandental 2880 m
Angel Chiropody & Podiatry887 m
Dental Beauty Dalston1.0 km
Food hygiene (5-star)57% of 264

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

9 BEATTY ROAD LIMITED
ANCHORED CONSULTING LTD
AYSWELL CONSULTING LIMITED
BLENDWELL LIMITED
BURNWELL TREES LIMITED

+7 more

Investment

Investment grade, yield and market outlook

51

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
3.9% (average)London avg: 3.8%Above average yield
Gentrification score30/100
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

62.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,958m
Crossrail 2 route137m

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%
Price vs London+9.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
62
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
14
Commercial apps (800m)
14
Major developments (800m)
1
Planning apps (3 years)
23
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
63
Largest scheme
87 homes · 2-26, 2-26, Somerford Grove, N16 7TX
Pipeline pressure
NONE

Named schemes (500m)

35, 37 & 39, 35, 37 & 39, Stoke Newington High Street, N1640 homes
completed
NURSERY SCHOOL SITE, NURSERY SCHOOL SITE, VICTORIAN GROVE, N1622 homes
completed
DEVONSHIRE SQUARE BAPTIST CHURCH, CORNER, DEVONSHIRE SQUARE BAPTIST CHURCH, CORNER, STOKE NEWINGTON ROAD, WALFORD ROAD, N1616 homes
completed
32-38, 32-38, BARRETT'S GROVE, N1615 homes
completed
72, 72, PALATINE ROAD, HACKNEY12 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 (£570,000)

£16,000

Standard buyer

£7,250

First-time buyer

Save £8,750

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 8EA

Full postcodeN16 8EA
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.556607
Longitude-0.076685
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