Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.55605, -0.07654

N16 8ED— Stoke Newington, Hackney

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 81/100Transport 46/100Yield 4.93%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
69
Safety
81
Schools
90
Transport
46
Environment
68
Investment
60

The bottom line

N16 8ED offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £450,125 median — strong value for Families who can accept its trade-offs.

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

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Location

N16 8ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-13.4% vs London avg
vs London income+8.3% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for N16 8ED

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

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“The practical family move”

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How N16 8ED 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 · 7 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 · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.4 incidents per 1,000 residents

Better than 51% of London
→ Stable

-28% vs borough

Crime by type

Violence & sexual offences27%
Other25%
Anti-social behaviour15%
Theft12%
Burglary6%
Robbery5%
Vehicle crime5%
Drug offences5%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 724m

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

£450,125

Median sale price

13% below London median

£450,125 is 13% below the London median (£520,000)

-40.8%

This year

Flat

Dominant type

Price history

5-year change
+3.8%
Sales (24 months)8
New build0.0%
Avg flat£450,125
Price per m²£6,718/m²
Price per ft²£624/ft²
Avg floor area69.7 m²

EPC breakdown

B
1%
C
23%
D
64%
E
5%
F
1%

Based on 94 properties · Confidence: high

Street mix

Terraced 20%Flat 80%

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£10,006
First-time buyerFTB
£1,256
Additional propertyBTL/2nd
£23,510

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

9.9×

Price-to-income

£2,252/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£174,250
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.4%

Total change

+416%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.6%

per year

Acceleration

-64.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 99 sales

Property Type Mix

Total: 99 sales

Terraced20.2%
Flat/maisonette79.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£305k+425.9%2.8
Post-dot-com plateau2001–2004£138k£230k+66.7%2
Pre-crash peak2005–2007£150k£285k+90%2.7
GFC & correction2008–2012£248k£383k+54.7%3.8
Help-to-Buy recovery2013–2016£295k£690k+133.9%5.2
Brexit uncertainty2017–2017£472k£472k+0%3
Pandemic surge2020–2021£609k£434k-28.7%3
Rate-rise correction2022–2023£560k£600k+7.1%3
Current market2024–2026£451k£299k-33.7%3.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Weakest performer

Flat/maisonette

-1.4% alpha

Terraced-0.2% α
Local
12.1%
District
12.3%
Flat/maisonette-1.4% α
Local
5.3%
District
6.7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
11 min walk
Dalston KingslandNational Rail
11 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
13 min walk
Hackney Downs Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

61

Walkability score

146

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)

13

EV chargers (800m)

Total spaces (800m)2
Nearest car park319m
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%
Less green space than 76% of London

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

6

Dentists within 1km

Nearest hospitalHomerton University Hospital · 2.2 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

92

Parks (1km)

68

Restaurants (800m)

41

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

7

Convenience

Nearest supermarketJarr Market · 357 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)

599m

Post office

Nearby shops

Zirve Continental132 m
Ozler Food Store158 m
Pak Butchers200 m
Düzce Supermarket256 m

Nearby cafes

Drury 188-189159 m
WAVE240 m
Everyday Sunshine251 m
HARÜ Coffee255 m

Nearby restaurants

Best Turkish Kebab123 m
Aziziye Restaurant142 m
Ozgazi Antep173 m
Cavus Baba Sofrasi188 m

Nearby pubs

Yucatan Bar124 m
Bar a bar136 m
Ballie Ballerson279 m
The Londesborough333 m

Nearby gyms

Yoga Home274 m
Muslceworks Gym424 m
Yoga On The Lane553 m
Anytime Fitness684 m

Nearby pharmacies

ABC Pharmacy286 m
Allen Pharmacy479 m
Benjamin Chemist709 m
Safedale710 m

Nearby health

Stoke Newington Dental Practice422 m
Kindandental 2841 m
Angel Chiropody & Podiatry848 m
Dental Beauty Dalston966 m
Food hygiene (5-star)58% of 268

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

50 WALFORD ROAD LIMITED
AIA ASSOCIATES LIMITED
CGB CONSULTANCY SERVICES LTD
LECONFIELDPUB LIMITED
MD FLORAL EXPRESSIONS LTD

+2 more

Investment

Investment grade, yield and market outlook

60

Investment score

Good

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
4.9% (good)London avg: 3.8%Strong yield — top 21% of London
Gentrification score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

71.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,900m
Crossrail 2 route123m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,073 nationally

1,988

Est. population

22,705/km²

71%

Employed

62%

Degree educated

£45,500

Median income

7.3%

Claimant rate

Inner cityVery high densityYoung professionals

32

Community stability

Age profile

18%
34%
27%
14%
Under 1818%
18–3434%
35–4927%
50–6414%
65+6%

Tenure

16%
40%
32%
Own outright11%
Own (mortgage)16%
Private rent40%
Social rent32%
Shared ownership1%
Rent free0%

Ethnicity

33%
23%
19%
White British33%
White Other23%
Asian8%
Black19%
Mixed9%
Other9%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine11%
No car household65%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent40%
Social rent32%

vs. London

Income vs London+8.3%
Price vs London-13.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
50
Live planning apps (800m)
37
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
12
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
23
Local approval rate
100%
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)
63
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
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
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 (£450,125)

£10,006

Standard buyer

£1,256

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 8ED

Full postcodeN16 8ED
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.556047
Longitude-0.076536
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