Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.55327, -0.08303

N16 8TW— Clissold, Hackney

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 43/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
79
Schools
60
Transport
43
Environment
68
Investment
52

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N16 8TW

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+17.4% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for N16 8TW

🛡️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🔒 Very Safe🍕 Buzzing

“The practical family move”

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How N16 8TW 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 · 2 min walk

KS2: 102.6

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 7 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 · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.9 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-14% vs borough

Crime by type

Other27%
Violence & sexual offences21%
Anti-social behaviour18%
Theft14%
Robbery7%
Burglary7%
Vehicle crime5%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.1km

Crime is +18% above London average

Property

2 Jul

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£8,613/m²
Price per ft²£800/ft²
Avg floor area70.4 m²

EPC breakdown

C
3%
D
5%
E
1%

Based on 9 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£176,000
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 CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+8.7%

Total change

+944%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.5%

per year

Acceleration

+39.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£58k£95k+63.8%1
Post-dot-com plateau2001–2001£110k£110k+0%1
Pre-crash peak2005–2007£170k£212k+24.7%1.3
GFC & correction2011–2011£268k£268k+0%1
Help-to-Buy recovery2014–2014£425k£425k+0%2
Brexit uncertainty2017–2019£461k£450k-2.4%1.3
Pandemic surge2021–2021£441k£441k+0%3
Current market2025–2025£606k£606k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
5.9%
District
5.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Highbury & Islington Underground StationVictoria line
19.3 min walk
Dalston Kingsland

Nearby stations

Dalston Kingsland Rail StationMildmay
10 min walk
Dalston KingslandNational Rail
10 min walk
Rectory Road Rail StationWeaver · Greater Anglia
15 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
19 min walk
Highbury & Islington Underground StationVictoria
20 min walk
No bus stops within 400m

48

Walkability score

206

Footpaths (500m)

0

Santander docks (800m)

1.1 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

18

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)39
Nearest car park182m
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: 2.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 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

3 min walk

80%

Recommend GP

80%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

29

Restaurants (800m)

14

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketM&S Foodhall · 778 m
2 swimming pools1 sports halls

Nightlife (500m)

0

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)

437m

Post office

Nearby shops

Tesco Express191 m
Luminary Bakery256 m
Ege281 m
Green Off Licence341 m

Nearby cafes

Flying Frenchman201 m
Bodega 50241 m
Coffee Corner281 m
Corner Cafe296 m

Nearby restaurants

Perilla224 m
Brags and Brams234 m
Jolene241 m
Crossroads256 m

Nearby pubs

The Shakespeare262 m
The Army and Navy284 m
Cadet300 m
Lady Mildmay304 m

Nearby gyms

Yoga Home285 m
Lana & Friends664 m
pilates living N16674 m
Clissold Leisure Centre677 m

Nearby pharmacies

Allen Pharmacy410 m
Mahesh Pharmacy442 m
ABC Pharmacy560 m
Safedale Pharmacy862 m

Nearby health

Kindandental 2324 m
Angel Chiropody & Podiatry333 m
Kindandental470 m
Future Smile Dental Practice492 m
Food hygiene (5-star)56% of 120

Business

Local businesses registered here

Active businesses
1
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

TWNTWL LTD

Investment

Investment grade, yield and market outlook

52

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

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

8/100

Velocity score

Future outlook

50.7

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,503m
Crossrail 2 route554m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,877 nationally

1,977

Est. population

16,584/km²

74%

Employed

70%

Degree educated

£49,300

Median income

3.7%

Claimant rate

Inner cityVery high densityYoung professionals

42

Community stability

Age profile

18%
32%
25%
15%
Under 1818%
18–3432%
35–4925%
50–6415%
65+10%

Tenure

20%
27%
31%
21%
Own outright20%
Own (mortgage)27%
Private rent31%
Social rent21%
Shared ownership1%
Rent free0%

Ethnicity

54%
20%
White British54%
White Other20%
Asian4%
Black10%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine12%
No car household61%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent31%
Social rent21%

vs. London

Income vs London+17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
43
Live planning apps (800m)
68
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
5
Major developments (800m)
2
Planning apps (12 months)
9
Planning apps (3 years)
16
Local approval rate
56%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
Largest scheme
136 homes · 1, Mildmay Avenue, and Service House, 3, Mildmay Avenue, London, N1 4FD
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 8TW

Full postcodeN16 8TW
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.553266
Longitude-0.083029
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