Shacklewell · Hackney · Hackney North and Stoke Newington constituency · 51.55109, -0.07718

N16 8UT— Shacklewell, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 59/100Transport 58/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
59
Schools
90
Transport
58
Environment
69
Investment
57

The bottom line

N16 8UT offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N16 8UT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+8.3% vs London avg
vs London crime+150.0% vs London avg

Deep-dive guides for N16 8UT

🛡️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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“High-connectivity investment target”

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How N16 8UT 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 · 2 min walk

KS2: 108.1

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 5 min walk

P8: +0.48A8: 49.8

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 · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

162.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 345.9%

+81% vs borough

Crime by type

Other32%
Violence & sexual offences21%
Theft15%
Anti-social behaviour14%
Robbery5%
Vehicle crime5%
Burglary5%
Drug offences4%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +150% 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£4,856/m²
Price per ft²£451/ft²
Avg floor area83.4 m²

EPC breakdown

C
19%
D
4%
E
2%

Based on 25 properties · Confidence: medium

Street mix

Terraced 4%Flat 96%

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£208,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
RoofPitched, limited 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

1999–2026 · CAGR

+6.3%

Total change

+421%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.0%

per year

Acceleration

-31.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 22 sales

Property Type Mix

Total: 22 sales

Terraced4.5%
Flat/maisonette95.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£78k£115k+47.4%1
Post-dot-com plateau2001–2003£116k£174k+50%1.3
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2009–2011£240k£275k+14.4%1.5
Help-to-Buy recovery2013–2016£388k£570k+47.1%1.2
Brexit uncertainty2018–2018£577k£577k+0%1
Pandemic surge2020–2021£510k£345k-32.4%1
Rate-rise correction2022–2023£505k£650k+28.7%1
Current market2024–2026£625k£406k-35%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
8.2%
District
8.3%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Dalston Kingsland Rail StationMildmay
4 min walk
Dalston KingslandNational Rail
4 min walk
Rectory Road Rail StationWeaver · Greater Anglia
13 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
15 min walk
Haggerston Rail StationWindrush
17 min walk
No bus stops within 400m

65

Walkability score

263

Footpaths (500m)

0

Santander docks (800m)

0.8 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

23

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)18
Nearest car park47m
Santander docks (800m)0
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Bentley Road Car Park· no
610m

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: 2.7 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.8 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

2 min walk

85%

Recommend GP

85%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

107

Parks (1km)

63

Restaurants (800m)

31

Cafes (800m)

11

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

6

Sports (1km)

7

Convenience

Nearest supermarketM&S Foodhall · 361 m

Nightlife (500m)

1

Nightclubs

12

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

679m

Post office

Nearby shops

Co-op Food151 m
Gurden164 m
Berkay Dalston Gida Pazari166 m
King Food & Wine255 m

Nearby cafes

House Of Azura131 m
Espresso & Shakes151 m
Leo's Café159 m
Evin Cafe171 m

Nearby restaurants

Istanbul Restaurant123 m
Umut 2000125 m
Mersin Tantuni Turkish Street Food127 m
Dukkah Restaurant128 m

Nearby pubs

High Water140 m
tipsy161 m
The Army and Navy195 m
The Marquee Moon199 m

Nearby gyms

Yoga Home496 m
Yoga On The Lane518 m
GYMPODS Dalston617 m
PureGym631 m

Nearby pharmacies

ABC Pharmacy325 m
Mahesh Pharmacy682 m
Allen Pharmacy777 m

Nearby health

Dental Beauty Dalston426 m
Kindandental 2543 m
Angel Chiropody & Podiatry544 m
Kingsland Dental Surgery579 m
Food hygiene (5-star)48% of 353

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

LAWES MUSIC LIMITED
MERIC FINANCIAL ADVICE SERVICES LTD
TURQUOISE ELECTRONICS LTD
YTHO? LTD

Investment

Investment grade, yield and market outlook

57

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Very High

Demand

Very 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

55.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,355m
Crossrail 2 route134m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,680 nationally

2,329

Est. population

17,649/km²

70%

Employed

63%

Degree educated

£45,500

Median income

8.7%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

16%
41%
23%
Under 1816%
18–3442%
35–4923%
50–6413%
65+7%

Tenure

20%
41%
25%
Own outright10%
Own (mortgage)20%
Private rent41%
Social rent25%
Shared ownership3%

Ethnicity

36%
25%
15%
White British36%
White Other25%
Asian10%
Black15%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine13%
No car household74%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent41%
Social rent25%

vs. London

Income vs London+8.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
32
Live planning apps (800m)
66
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
15
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
19
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)
55
Largest scheme
309 homes · Dalston Junction interchange, site R/O 514 - 600, Dalston Junction interchange, site R/O 514 - 600, Kingsland Road, bounded by Dalston Lane, Roseberry Place, Forest Road, E8
Pipeline pressure
NONE

Named schemes (500m)

51-57, 51-57, Kingsland High Street, E8 2JS98 homes
completed
The Lawns, The Lawns, Matthias Road, N16 8QD72 homes
completed
BIRBECK WORKS, BIRBECK WORKS, BIRKBECK ROAD, COLVERSTONE CRESCENT (9-21), E861 homes
completed
10-14, 10-14, Crossway, N16 8HX54 homes
completed
37-47, 37-47, Stoke Newington Road, Dalston, N16 8BJ38 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 8UT

Full postcodeN16 8UT
Postcode districtN16
BoroughLondon Borough of Hackney
WardShacklewell
Latitude51.551093
Longitude-0.077177
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