Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.55725, -0.08800

N16 9AS— Clissold, Hackney

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

The family fortress

 

Schools 100%Safety 78/100Transport 31/100Yield 4.28%

Best for: Families

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Car-dependent area — limited public transport

Liveability
67
Safety
78
Schools
60
Transport
31
Environment
78
Investment
57

The bottom line

N16 9AS 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 9AS

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 9AS

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N16 9AS 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 · 3 min walk

KS2: 108.0

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 3 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 18 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 · 971m

Crime is +23% above London average

Property

Prices, sales volume and market trends

Avg floor area101.9 m²

EPC breakdown

C
9%
D
19%
E
5%
F
2%

Based on 35 properties · Confidence: high

Street mix

Terraced 72%Detached 5%Flat 23%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£254,750
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

1995–2024 · CAGR

+11.1%

Total change

+2025%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.9%

per year

Acceleration

+10.85

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £450k–£500k · 43 sales

Property Type Mix

Total: 43 sales

Detached4.7%
Terraced72.1%
Flat/maisonette23.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£182k+127.5%1.8
Post-dot-com plateau2001–2004£403k£420k+4.2%2
Pre-crash peak2005–2007£243k£515k+111.9%2.3
GFC & correction2008–2012£800k£625k-21.9%1.6
Help-to-Buy recovery2015–2015£720k£720k+0%3
Brexit uncertainty2018–2019£1.07m£1.30m+21.5%1.5
Pandemic surge2021–2021£1.16m£1.16m+0%3
Rate-rise correction2022–2022£1.34m£1.34m+0%1
Current market2024–2024£1.70m£1.70m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
9.6%
District
9.8%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing9
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
18.8 min walk
Canonbury

Nearby stations

CanonburyNational Rail
12 min walk
Dalston Kingsland Rail StationMildmay
17 min walk
Arsenal Underground StationPiccadilly
17 min walk
Stoke Newington Rail StationWeaver · Greater Anglia
17 min walk
Rectory Road Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

43

Walkability score

120

Footpaths (500m)

0

Santander docks (800m)

1.5 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

5

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)24
Nearest car park475m
Santander docks (800m)0
Nearest cycle dock1.5 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 AONB40% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 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 STATHAM GROVE SURGERY

STATHAM GROVE, STOKE NEWINGTON, N16 9DP

1 min walk

90%

Recommend GP

90%

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 · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

24

Restaurants (800m)

14

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

19

Sports (1km)

1

Convenience

Nearest supermarketHighbury Natural · 792 m
10 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

251m

Post office

Nearby shops

Shopping Garden152 m
H&B News287 m
Albion Food & Wine307 m
New Local Minimarket308 m

Nearby cafes

Olivia155 m
Mym's Organic Refill Station, Kitchen and Cafe247 m
The Muddy Puddle315 m
Albion Kitchen319 m

Nearby restaurants

Nemos146 m
Clissold Spice148 m
Pizza GoGo253 m
Panda Oriental284 m

Nearby pubs

Clissold Park Tavern204 m
BeBopaLula385 m
The Leconfield386 m
The Shakespeare471 m

Nearby gyms

pilates living N16181 m
Lana & Friends183 m
Mudra Yoga186 m
Hackey Aerial Yoga253 m

Nearby pharmacies

Allen Pharmacy328 m
Safedale Pharmacy527 m
Mahesh Pharmacy799 m
C+H Chemist818 m

Nearby health

Statham Grove Surgery90 m
Vistara Smiles707 m
Kindandental 2767 m
Angel Chiropody & Podiatry777 m
Food hygiene (5-star)58% of 102

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

AVENELL PRODUCTIONS 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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

47.2

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,888m
Crossrail 2 route924m

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)
68
Live planning apps (800m)
59
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
6
Major developments (800m)
2
Planning apps (12 months)
8
Planning apps (3 years)
10
Local approval rate
88%
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)
24
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
132, 132, Green Lanes, N16 9EG30 homes
completed
95A/B, 95A/B, CARYSFORT ROAD, N1624 homes
completed
FLEETWOOD SCHOOL, 224, FLEETWOOD SCHOOL, 224, STOKE NEWINGTON HIGH STREET, 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 9AS

Full postcodeN16 9AS
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.557250
Longitude-0.087997
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