Shacklewell · Hackney · Hackney North and Stoke Newington constituency · 51.55476, -0.07809

N16 8ST— Shacklewell, Hackney

Location and area intelligence for N16 8ST, Shacklewell, Hackney

The practical family move

 

Top 13% LondonSchools 100%Safety 85/100Transport 48/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
72
Safety
85
Schools
90
Transport
48
Environment
68
Investment
54

The bottom line

N16 8ST offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 8ST

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+8.3% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for N16 8ST

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

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Postcode Personality

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“The practical family move”

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How N16 8ST 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 · 3 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.9 incidents per 1,000 residents

Better than 72% of London
→ Stable

-57% vs borough

Crime by type

Other38%
Violence & sexual offences21%
Anti-social behaviour13%
Theft8%
Robbery6%
Vehicle crime6%
Burglary6%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 871m

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£12,448/m²
Price per ft²£1,156/ft²
Avg floor area71.4 m²

EPC breakdown

C
30%
D
15%
E
4%

Based on 49 properties · Confidence: high

Street mix

Semi 2%Terraced 70%Flat 26%Other 2%

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£178,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6%

Total change

+481%

Market Activity

Price Velocity & Acceleration

Current Velocity

-54.4%

per year

Acceleration

-40.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached2%
Terraced70.6%
Flat/maisonette27.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£153k+77.7%2.3
Post-dot-com plateau2001–2003£205k£320k+56.1%3.5
Pre-crash peak2006–2007£310k£303k-2.3%4
GFC & correction2009–2012£455k£719k+58%1.2
Help-to-Buy recovery2013–2014£700k£920k+31.4%2
Brexit uncertainty2017–2018£890k£1.04m+17%1.5
Pandemic surge2020–2021£459k£901k+96.2%2.5
Rate-rise correction2022–2022£1.27m£1.27m+0%2
Current market2024–2025£1.10m£500k-54.4%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Terraced+0.9% α
Local
10.5%
District
9.6%

CAGR over 27yr 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

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

56

Walkability score

191

Footpaths (500m)

0

Santander docks (800m)

1.1 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)

9

EV chargers (800m)

Total spaces (800m)2
Nearest car park191m
Santander docks (800m)0
Nearest cycle dock1.1 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

4 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

51

Restaurants (800m)

28

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

4

Convenience

Nearest supermarketJarr Market · 533 m
2 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)

772m

Post office

Nearby shops

Pak Butchers222 m
Ozler Food Store231 m
Naps News251 m
Zirve Continental291 m

Nearby cafes

Coffee Corner166 m
Bodega 50263 m
Drury 188-189301 m
Everyday Sunshine335 m

Nearby restaurants

Cavus Baba Sofrasi221 m
Kennedy Fried Chicken223 m
Ozgazi Antep225 m
Che-Men233 m

Nearby pubs

Ballie Ballerson244 m
Yucatan Bar265 m
The Shakespeare271 m
Bar a bar298 m

Nearby gyms

Yoga Home152 m
Yoga On The Lane576 m
Muslceworks Gym602 m
Clissold Leisure Centre715 m

Nearby pharmacies

ABC Pharmacy248 m
Allen Pharmacy435 m
Safedale Pharmacy786 m
Mahesh Pharmacy800 m

Nearby health

Stoke Newington Dental Practice597 m
Kindandental 2663 m
Angel Chiropody & Podiatry670 m
Kindandental832 m
Food hygiene (5-star)55% of 224

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

73 NORTHCHURCH ROAD MANAGEMENT LIMITED
ABIGAYLE HOLDINGS LIMITED
GB STUDIO LTD
SINATRA COMMODITIES LTD
TECINSCON LTD

+1 more

Investment

Investment grade, yield and market outlook

54

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 score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

59.2

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,736m
Crossrail 2 route222m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,565 nationally

1,233

Est. population

30,000/km²

75%

Employed

67%

Degree educated

£45,500

Median income

6.3%

Claimant rate

Inner cityVery high densityYoung professionals

42

Community stability

Age profile

17%
32%
25%
18%
Under 1817%
18–3432%
35–4925%
50–6418%
65+8%

Tenure

18%
33%
31%
18%
Own outright18%
Own (mortgage)33%
Private rent31%
Social rent18%
Shared ownership1%
Rent free0%

Ethnicity

44%
22%
White British44%
White Other22%
Asian11%
Black10%
Mixed9%
Other5%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine11%
No car household55%
Unemployed5%
No qualifications8%

Housing tenure (Census 2021)

Private rent31%
Social rent18%

vs. London

Income vs London+8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
35
Live planning apps (800m)
50
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
12
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
21
Local approval rate
33%
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)
52
Largest scheme
98 homes · 51-57, 51-57, Kingsland High Street, E8 2JS
Pipeline pressure
NONE

Named schemes (500m)

The Lawns, The Lawns, Matthias Road, N16 8QD72 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
NURSERY SCHOOL SITE, NURSERY SCHOOL SITE, VICTORIAN GROVE, N1622 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
28.4%
Ward turnout
44%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Ülgen SemerciGreen
Cathy TrouppGreen

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Key facts for N16 8ST

Full postcodeN16 8ST
Postcode districtN16
BoroughLondon Borough of Hackney
WardShacklewell
Latitude51.554759
Longitude-0.078090
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