Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.55717, -0.08507

N16 9AA— Clissold, Hackney

Location and area intelligence for N16 9AA, Clissold, Hackney

The family fortress

 

Bottom 25% LondonSchools 100%Safety 78/100Transport 30/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
70
Safety
78
Schools
60
Transport
30
Environment
78
Investment
45

The bottom line

N16 9AA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N16 9AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.4% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for N16 9AA

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

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“The family fortress”

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How N16 9AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Betty Layward Primary School

Not yet inspected · 1 min walk

KS2: 108.0

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 1 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 · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.8 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

-11% vs borough

Crime by type

Other28%
Violence & sexual offences27%
Anti-social behaviour22%
Vehicle crime8%
Burglary5%
Drug offences4%
Theft4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 826m

Crime is +23% above London average

Property

1 May

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£18,333/m²
Price per ft²£1,703/ft²
Avg floor area93.7 m²

EPC breakdown

C
12%
D
16%
E
4%

Based on 32 properties · Confidence: high

Street mix

Semi 3%Terraced 55%Flat 42%

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£234,250
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+10.4%

Total change

+1335%

Market Activity

Price Velocity & Acceleration

Current Velocity

+100.0%

per year

Acceleration

+84.62

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached3.2%
Terraced54.8%
Flat/maisonette41.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£115k£220k+91.3%2.2
Post-dot-com plateau2001–2004£321k£200k-37.7%1.3
Pre-crash peak2006–2006£452k£452k+0%4
GFC & correction2010–2012£445k£845k+89.8%1.5
Help-to-Buy recovery2013–2016£498k£1.35m+171.4%1.2
Brexit uncertainty2019–2019£615k£615k+0%1
Pandemic surge2020–2021£1.33m£715k-46%1.5
Rate-rise correction2023–2023£825k£825k+0%1
Current market2024–2024£1.65m£1.65m+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+0.1% α
Local
10.2%
District
10.1%
Terraced-0.1% α
Local
9.3%
District
9.4%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
19.9 min walk
Canonbury

Nearby stations

CanonburyNational Rail
13 min walk
Rectory Road Rail StationWeaver · Greater Anglia
15 min walk
Dalston Kingsland Rail StationMildmay
15 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
15 min walk
Arsenal Underground StationPiccadilly
20 min walk
No bus stops within 400m

45

Walkability score

101

Footpaths (500m)

0

Santander docks (800m)

1.4 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

5

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)2
Nearest car park382m
Santander docks (800m)0
Nearest cycle dock1.4 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: 3.2 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 70%
More green space than 92% of London

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

BARTON HOUSE GROUP PRACTICE

233 ALBION ROAD, STOKE NEWINGTON, N16 9JT

5 min walk

79%

Recommend GP

79%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

29

Restaurants (800m)

22

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

18

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Shakespeare (292 m)

Nearest supermarketJarr Market · 763 m
10 tennis courts1 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

389m

Post office

Nearby shops

H&B News86 m
Albion Food & Wine104 m
Luminary Bakery262 m
Shopping Garden354 m

Nearby cafes

The Muddy Puddle115 m
Albion Kitchen118 m
Bodega 50309 m
Olivia356 m

Nearby restaurants

Happy Valley107 m
Stokey110 m
New Best Mangal129 m
La Barca287 m

Nearby pubs

The Shakespeare292 m
The Londesborough314 m
Clissold Park Tavern403 m
BeBopaLula435 m

Nearby gyms

Lana & Friends214 m
Clissold Leisure Centre222 m
pilates living N16227 m
Mudra Yoga236 m

Nearby pharmacies

Allen Pharmacy126 m
Safedale Pharmacy443 m
Safedale727 m
Mahesh Pharmacy795 m

Nearby health

Statham Grove Surgery293 m
Kindandental 2729 m
Angel Chiropody & Podiatry739 m
Kindandental813 m
Food hygiene (5-star)54% of 127

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

MONICA NG DESIGN LTD
OUTLINE EDITIONS LTD

Investment

Investment grade, yield and market outlook

45

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

Medium

Demand

Medium

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

52.8

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,907m
Crossrail 2 route721m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 17,680 nationally

1,768

Est. population

22,887/km²

72%

Employed

66%

Degree educated

£49,300

Median income

7.5%

Claimant rate

SuburbanVery high densityEstablished mixed

40

Community stability

Age profile

23%
27%
24%
19%
Under 1823%
18–3427%
35–4924%
50–6419%
65+7%

Tenure

15%
27%
32%
23%
Own outright15%
Own (mortgage)27%
Private rent32%
Social rent23%
Shared ownership2%
Rent free0%

Ethnicity

46%
20%
White British46%
White Other20%
Asian9%
Black10%
Mixed9%
Other7%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine9%
No car household52%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent32%
Social rent23%

vs. London

Income vs London+17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
57
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
12
Commercial apps (800m)
5
Major developments (800m)
2
Planning apps (12 months)
4
Planning apps (3 years)
12
Local approval rate
75%
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)
18
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)

LAND TO THE NORTH OF, INCLUDING 51A,53B,C,D, LAND TO THE NORTH OF, INCLUDING 51A,53B,C,D, CARYSFORT ROAD, N16120 homes
completed
207-223, 207-223, STOKE NEWINGTON CHURCH STREET, PARK CRESCENT, N1640 homes
completed
95A/B, 95A/B, CARYSFORT ROAD, N1624 homes
completed
THE ALBION PH, THE ALBION PH, CLISSOLD ROAD, CHURCH WALK, N1621 homes
completed
203-205, 203-205, ALBION ROAD, N1615 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 9AA

Full postcodeN16 9AA
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.557167
Longitude-0.085072
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