Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.55555, -0.08215

N16 8RY— Clissold, Hackney

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 31/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
69
Safety
79
Schools
60
Transport
31
Environment
68
Investment
47

The bottom line

N16 8RY 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 8RY

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 8RY

🛡️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 8RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Grasmere Primary School

Not yet inspected · 1 min walk

KS2: 102.6

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 4 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 17 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

4

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 861m

Crime is +17% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N16 district median

£518,250

Based on 326 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£31,397/m²
Price per ft²£2,917/ft²
Avg floor area64 m²

EPC breakdown

C
14%
D
9%

Based on 23 properties · Confidence: medium

Street mix

Terraced 8%Flat 83%Other 8%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£160,000
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+8.9%

Total change

+733%

Market Activity

Price Velocity & Acceleration

Current Velocity

+74.0%

per year

Acceleration

+94.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 10 sales

Property Type Mix

Total: 10 sales

Terraced10%
Flat/maisonette90%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£63k£110k+73.8%1
Post-dot-com plateau2003–2004£160k£220k+37.5%1
Pre-crash peak2006–2006£400k£400k+0%1
Help-to-Buy recovery2013–2013£378k£378k+0%1
Pandemic surge2021–2021£302k£302k+0%2
Rate-rise correction2022–2022£525k£525k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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 min walk
Dalston Kingsland

Nearby stations

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

48

Walkability score

109

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

10

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)2
Nearest car park112m
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 — 2.7 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

MILDMAY MEDICAL PRACTICE

2A GREEN LANES, N16 9NF

5 min walk

80%

Recommend GP

80%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

26

Restaurants (800m)

23

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketJarr Market · 656 m
10 tennis courts1 swimming pools1 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)

684m

Post office

Nearby shops

Luminary Bakery14 m
H&B News195 m
Albion Food & Wine199 m
Düzce Supermarket326 m

Nearby cafes

Bodega 5038 m
The Muddy Puddle168 m
Albion Kitchen169 m
Coffee Corner326 m

Nearby restaurants

La Barca18 m
Happy Valley172 m
New Best Mangal178 m
Stokey203 m

Nearby pubs

The Shakespeare24 m
The Londesborough256 m
The Army and Navy459 m
BeBopaLula465 m

Nearby gyms

Yoga Home143 m
Clissold Leisure Centre466 m
Lana & Friends482 m
pilates living N16496 m

Nearby pharmacies

Allen Pharmacy175 m
ABC Pharmacy540 m
Safedale Pharmacy614 m
Mahesh Pharmacy688 m

Nearby health

Statham Grove Surgery526 m
Kindandental 2582 m
Angel Chiropody & Podiatry591 m
Stoke Newington Dental Practice705 m
Food hygiene (5-star)53% of 124

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

LA BARCA PIZZERIA LIMITED
LUMINARY BAKERY LTD

Investment

Investment grade, yield and market outlook

47

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

53.4

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,763m
Crossrail 2 route508m

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)
65
Live planning apps (800m)
45
Development activity
high
Residential apps (800m)
12
Commercial apps (800m)
6
Major developments (800m)
2
Planning apps (12 months)
4
Planning apps (3 years)
18
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)
17
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
42, 42, NEWINGTON GREEN, N1644 homes
completed
110, 110, MATTHIAS ROAD, N1628 homes
completed
THE ALBION PH, THE ALBION PH, CLISSOLD ROAD, CHURCH WALK, N1621 homes
completed
9-11, 9-11, COWPER ROAD, N1616 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 8RY

Full postcodeN16 8RY
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.555545
Longitude-0.082154
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