Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.55884, -0.07493

N16 8ER— Stoke Newington, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 52/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
67
Safety
66
Schools
95
Transport
52
Environment
72
Investment
68

The bottom line

N16 8ER offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catch: 10 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how N16 8ER scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N16 8ER meets your needs.

Location

N16 8ER

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

Deep-dive guides for N16 8ER

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N16 8ER with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How N16 8ER has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

William Patten Primary School

Outstanding · Inspected Oct 2023 · 4 min walk

KS2: 107.0

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 10 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 30 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 32 min walk

12 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

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 434m

Crime is +142% above London average

Property

Prices, sales volume and market trends

Avg floor area84.5 m²

EPC breakdown

C
2%
D
3%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 20%Terraced 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

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£211,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

1997–2021 · CAGR

+8.2%

Total change

+565%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.1%

per year

Acceleration

-29.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached20%
Terraced80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£88k£183k+108%1
Post-dot-com plateau2001–2004£218k£285k+30.7%1.2
Pre-crash peak2005–2005£250k£250k+0%1
GFC & correction2008–2011£408k£510k+25.2%1.5
Help-to-Buy recovery2013–2016£675k£825k+22.2%1
Pandemic surge2021–2021£585k£585k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
6 min walk
Rectory RoadNational Rail
6 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
9 min walk
Dalston Kingsland Rail StationMildmay
15 min walk
Clapton Rail StationWeaver · Greater Anglia
16 min walk
No bus stops within 400m

69

Walkability score

163

Footpaths (500m)

0

Santander docks (800m)

1.4 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

2

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)2
Nearest car park592m
Santander docks (800m)0
Nearest cycle dock1.4 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 waterMEDIUM
Medium
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: 3.6 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.1 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 (BROOKE ROAD)

BROOKE ROAD SURGERY, 40-42 BROOKE ROAD, STOKE NEWINGTON, N16 7LR

4 min walk

89%

Recommend GP

89%

Overall GP experience

6

GPs within 1km

4

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

88

Parks (1km)

55

Restaurants (800m)

31

Cafes (800m)

9

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

4

Sports (1km)

19

Convenience

Nearest supermarketJarr Market · 36 m
1 sports halls

Nightlife (500m)

1

Nightclubs

10

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

269m

Post office

Nearby shops

Gallo Nero IA 263 m
Tesco Express66 m
Victor's103 m
Al Samid Fruit & Veg103 m

Nearby cafes

Bodrum Cafe Bar35 m
Cafe Z Bar77 m
Coffee Break & Restaurant110 m
WAVE184 m

Nearby restaurants

All Nations Vegan House50 m
Ikhaltos Valley Georgian Cuisine70 m
Testi94 m
The Fishery Fish Bar98 m

Nearby pubs

The White Hart45 m
Fanny's Bar100 m
Loading Bar201 m
The Rochester Castle246 m

Nearby gyms

Muslceworks Gym110 m
Yoga Home552 m
Anytime Fitness644 m
Yoga On The Lane731 m

Nearby pharmacies

Benjamin Chemist379 m
Safedale461 m
ABC Pharmacy576 m
Allen Pharmacy616 m

Nearby health

Stoke Newington Dental Practice93 m
Food hygiene (5-star)54% of 231

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

KAEME LTD
KAYENMONTES LTD

Investment

Investment grade, yield and market outlook

68

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

52.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,229m
Crossrail 2 route30m

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)
56
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
12
Major developments (800m)
1
Planning apps (3 years)
20
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
10
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
64
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
EAST PART OF FORMER BUILDERS MERCHANTS, 32-40, EAST PART OF FORMER BUILDERS MERCHANTS, 32-40, NEWINGTON CHURCH STREET, N1615 homes
completed
193-201, 193-201, Stoke Newington High Street, N16 0LH14 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

Live in N16 8ER? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N16 8ER.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track N16 8ER

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N16 8ER

Full postcodeN16 8ER
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.558844
Longitude-0.074932
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