Stoke Newington · Hackney · Hackney North and Stoke Newington constituency · 51.55828, -0.07605

N16 8EY— Stoke Newington, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 47/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
66
Schools
95
Transport
47
Environment
73
Investment
68

The bottom line

N16 8EY 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.

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Location

N16 8EY

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 8EY

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

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Postcode Personality

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

“High-connectivity investment target”

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How N16 8EY 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 · 5 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 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 31 min walk

13 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)

4

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 479m

Crime is +142% above London average

Property

Prices, sales volume and market trends

Avg floor area64.3 m²

EPC breakdown

C
3%
D
4%

Based on 7 properties · Confidence: low

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

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£160,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1998–2022 · CAGR

+9.6%

Total change

+796%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.2%

per year

Acceleration

-6.28

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£53k£53k+0%1
Post-dot-com plateau2004–2004£145k£145k+0%1
Pre-crash peak2006–2007£182k£203k+11.7%1
GFC & correction2010–2010£238k£238k+0%1
Help-to-Buy recovery2015–2016£412k£405k-1.7%1
Pandemic surge2021–2021£452k£452k+0%2
Rate-rise correction2022–2022£475k£475k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Manor House Underground StationPiccadilly line
23.6 min walk
Stoke Newington

Nearby stations

Rectory Road Rail StationWeaver · Greater Anglia
7 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
10 min walk
Stoke NewingtonNational Rail
10 min walk
Dalston Kingsland Rail StationMildmay
14 min walk
Clapton Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

66

Walkability score

142

Footpaths (500m)

0

Santander docks (800m)

1.3 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

5

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)2
Nearest car park493m
Santander docks (800m)0
Nearest cycle dock1.3 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: 3.5 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.2 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

5 min walk

89%

Recommend GP

89%

Overall GP experience

7

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

98

Parks (1km)

59

Restaurants (800m)

35

Cafes (800m)

7

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

16

Convenience

Nearest supermarketJarr Market · 135 m
1 sports halls

Nightlife (500m)

1

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

358m

Post office

Nearby shops

Tesco Express95 m
Victor's135 m
Gallo Nero IA 2162 m
Al Samid Fruit & Veg198 m

Nearby cafes

Bodrum Cafe Bar133 m
Cafe Z Bar144 m
WAVE188 m
HARÜ Coffee204 m

Nearby restaurants

All Nations Vegan House108 m
Testi134 m
Victory Mansion144 m
Ikhaltos Valley Georgian Cuisine162 m

Nearby pubs

The White Hart145 m
Fanny's Bar200 m
Bar a bar234 m
The Prince250 m

Nearby gyms

Muslceworks Gym210 m
Yoga Home453 m
Clissold Leisure Centre672 m
Anytime Fitness690 m

Nearby pharmacies

Benjamin Chemist464 m
Safedale481 m
ABC Pharmacy518 m
Allen Pharmacy523 m

Nearby health

Stoke Newington Dental Practice189 m
Dental Beauty Dalston1.2 km
Food hygiene (5-star)56% of 246

Business

Local businesses registered here

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

High street

A

High street health

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 score33/100
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

51

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route7,149m
Crossrail 2 route104m

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)
67
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
13
Major developments (800m)
1
Planning apps (3 years)
21
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)
68
Largest scheme
87 homes · 2-26, 2-26, Somerford Grove, N16 7TX
Pipeline pressure
NONE

Named schemes (500m)

DEFOE ROAD DEPOT, DEFOE ROAD DEPOT, DEFOE ROAD, N1643 homes
completed
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

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 8EY

Full postcodeN16 8EY
Postcode districtN16
BoroughLondon Borough of Hackney
WardStoke Newington
Latitude51.558278
Longitude-0.076052
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
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