Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.55571, -0.08027

N16 8RS— Clissold, Hackney

Location and area intelligence for N16 8RS, Clissold, Hackney

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 32/100Yield 4.28%

Best for: Families

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Car-dependent area — limited public transport

Liveability
70
Safety
79
Schools
60
Transport
32
Environment
68
Investment
61

The bottom line

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

Less suited to Car-free commuters.

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Location

N16 8RS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.4% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for N16 8RS

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

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Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How N16 8RS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Matthias Church of England Primary School

Not yet inspected · 4 min walk

KS2: 102.2

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 5 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.2 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-15% vs borough

Crime by type

Other36%
Violence & sexual offences22%
Anti-social behaviour13%
Vehicle crime8%
Theft7%
Drug offences6%
Burglary5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 797m

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area120.2 m²

EPC breakdown

B
1%
C
5%
D
9%

Based on 15 properties · Confidence: medium

Street mix

Semi 3%Terraced 60%Flat 37%

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£300,500
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+12.5%

Total change

+2034%

Market Activity

Price Velocity & Acceleration

Current Velocity

+78.1%

per year

Acceleration

+31.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached3.4%
Terraced58.6%
Flat/maisonette37.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£82k£193k+134.8%1.2
Post-dot-com plateau2001–2004£230k£272k+18.5%2
Pre-crash peak2005–2007£430k£510k+18.6%1.7
GFC & correction2009–2012£320k£357k+11.6%1.5
Help-to-Buy recovery2013–2013£880k£880k+0%1
Brexit uncertainty2018–2018£670k£670k+0%1
Pandemic surge2020–2021£983k£1.75m+78.1%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Terraced

-1% alpha

Flat/maisonette+1.2% α
Local
7.7%
District
6.5%
Terraced-1% α
Local
13%
District
14%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Manor House Underground StationPiccadilly line
23.7 min walk
Dalston Kingsland

Nearby stations

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

53

Walkability score

116

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria46 min ↑
Waterloo53 min ↑
Canary Wharf45 min ≈
City ★43 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

11

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)2
Nearest car park89m
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 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: 3.1 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.6 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

5 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

107

Parks (1km)

42

Restaurants (800m)

32

Cafes (800m)

2

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketJarr Market · 543 m
9 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

758m

Post office

Nearby shops

Luminary Bakery146 m
Düzce Supermarket241 m
Albion Food & Wine277 m
H&B News285 m

Nearby cafes

Bodega 50115 m
Everyday Sunshine242 m
Albion Kitchen253 m
The Muddy Puddle255 m

Nearby restaurants

La Barca116 m
New Best Mangal250 m
Happy Valley263 m
Stokey276 m

Nearby pubs

The Shakespeare109 m
The Londesborough215 m
Yucatan Bar383 m
Bar a bar397 m

Nearby gyms

Yoga Home65 m
Clissold Leisure Centre532 m
Lana & Friends567 m
pilates living N16583 m

Nearby pharmacies

Allen Pharmacy250 m
ABC Pharmacy432 m
Safedale Pharmacy628 m
Safedale742 m

Nearby health

Stoke Newington Dental Practice597 m
Statham Grove Surgery646 m
Kindandental 2654 m
Angel Chiropody & Podiatry662 m
Food hygiene (5-star)55% of 196

Business

Local businesses registered here

Active businesses
5
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

27 CLONBROCK ROAD LIMITED
JAMES JOEL LIMITED
LONDON INTERNATIONAL ANIMATION FESTIVAL
SMARTWEB CONSULTANTS LIMITED
THEAUDIOKITCHEN LTD

Investment

Investment grade, yield and market outlook

61

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

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

47.4

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,807m
Crossrail 2 route379m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,539 nationally

1,549

Est. population

24,650/km²

72%

Employed

65%

Degree educated

£49,300

Median income

4.8%

Claimant rate

SuburbanVery high densityMixed

36

Community stability

Age profile

19%
30%
26%
18%
Under 1819%
18–3430%
35–4926%
50–6418%
65+8%

Tenure

16%
22%
38%
23%
Own outright16%
Own (mortgage)22%
Private rent38%
Social rent23%
Shared ownership1%
Rent free0%

Ethnicity

45%
20%
16%
White British45%
White Other20%
Asian5%
Black16%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine12%
No car household59%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent38%
Social rent23%

vs. London

Income vs London+17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
69
Live planning apps (800m)
53
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
13
Major developments (800m)
1
Planning apps (12 months)
4
Planning apps (3 years)
20
Local approval rate
50%
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)
31
Largest scheme
120 homes · LAND TO THE NORTH OF, INCLUDING 51A,53B,C,D, LAND TO THE NORTH OF, INCLUDING 51A,53B,C,D, CARYSFORT ROAD, N16
Pipeline pressure
NONE

Named schemes (500m)

The Lawns, The Lawns, Matthias Road, N16 8QD72 homes
completed
THE ALBION PH, THE ALBION PH, CLISSOLD ROAD, CHURCH WALK, N1621 homes
completed
9-11, 9-11, COWPER ROAD, N1616 homes
completed
SITE AT VACANT COUNCIL OFFICES AT, 151-161, SITE AT VACANT COUNCIL OFFICES AT, 151-161, ALBION ROAD, CHURCH WALK, N1614 homes
completed
KING HOUSE, 60-64, KING HOUSE, 60-64, MATTHIAS ROAD, N16 8QD14 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
20.5%
Ward turnout
47%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Sam MathysGreen
George Sheldon GrünGreen
Rachel MaguireLabour

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Key facts for N16 8RS

Full postcodeN16 8RS
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.555712
Longitude-0.080272
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