Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.55650, -0.08657

N16 9BE— Clissold, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 36/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
69
Safety
80
Schools
60
Transport
36
Environment
78
Investment
51

The bottom line

N16 9BE 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 9BE

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+13.0% vs London avg

Deep-dive guides for N16 9BE

🛡️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 9BE 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 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.6 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-18% vs borough

Crime by type

Other30%
Violence & sexual offences24%
Anti-social behaviour19%
Burglary7%
Vehicle crime6%
Theft5%
Robbery5%
Drug offences2%

Road safety

94

Road safety score

6

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 951m

Crime is +13% above 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£6,592/m²
Price per ft²£612/ft²
Avg floor area99.5 m²

EPC breakdown

C
12%
D
15%
E
3%
G
1%

Based on 31 properties · Confidence: high

Street mix

Semi 4%Terraced 14%Flat 82%

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£248,750
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)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.7%

Total change

+829%

Market Activity

Price Velocity & Acceleration

Current Velocity

-60.3%

per year

Acceleration

-271.49

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £50k–£75k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached3.6%
Terraced14.3%
Flat/maisonette82.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£70k£63k-10.7%3
Post-dot-com plateau2001–2004£132k£218k+64.8%1
Pre-crash peak2005–2007£575k£421k-26.8%1.3
GFC & correction2010–2010£305k£305k+0%1
Help-to-Buy recovery2013–2015£580k£557k-4%1
Brexit uncertainty2017–2017£550k£550k+0%1
Pandemic surge2020–2021£1.20m£636k-47%1.5
Rate-rise correction2022–2023£526k£1.64m+211.2%2
Current market2025–2025£650k£650k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
7.7%
District
6.9%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Manor House Underground StationPiccadilly line
20.2 min walk
Canonbury

Nearby stations

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

44

Walkability score

123

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

6

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)24
Nearest car park433m
Santander docks (800m)0
Nearest cycle dock1.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed462 Mbps
Median download434 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 — 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

THE STATHAM GROVE SURGERY

STATHAM GROVE, STOKE NEWINGTON, N16 9DP

3 min walk

90%

Recommend GP

90%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

24

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

19

Sports (1km)

2

Convenience

Nearest supermarketHighbury Natural · 853 m
10 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

262m

Post office

Nearby shops

H&B News192 m
Albion Food & Wine218 m
Shopping Garden273 m
Luminary Bakery311 m

Nearby cafes

The Muddy Puddle214 m
Albion Kitchen220 m
Mym's Organic Refill Station, Kitchen and Cafe261 m
Olivia276 m

Nearby restaurants

Happy Valley203 m
Stokey226 m
New Best Mangal239 m
Pizza GoGo243 m

Nearby pubs

BeBopaLula322 m
Clissold Park Tavern328 m
The Leconfield332 m
The Shakespeare348 m

Nearby gyms

Lana & Friends250 m
pilates living N16256 m
Mudra Yoga264 m
Clissold Leisure Centre300 m

Nearby pharmacies

Allen Pharmacy233 m
Safedale Pharmacy548 m
Mahesh Pharmacy712 m
Safedale851 m

Nearby health

Statham Grove Surgery202 m
Kindandental 2664 m
Angel Chiropody & Podiatry674 m
Kindandental725 m
Food hygiene (5-star)60% of 123

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

CLISSOLD CRESCENT MANAGEMENT COMPANY LIMITED

Investment

Investment grade, yield and market outlook

51

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 months2

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

17/100

Velocity score

Future outlook

49.1

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,818m
Crossrail 2 route820m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,164 nationally

1,740

Est. population

23,009/km²

72%

Employed

63%

Degree educated

£49,300

Median income

4.9%

Claimant rate

Inner cityVery high densityYoung professionals

38

Community stability

Age profile

19%
30%
27%
15%
Under 1819%
18–3430%
35–4927%
50–6415%
65+9%

Tenure

26%
33%
29%
Own outright11%
Own (mortgage)26%
Private rent33%
Social rent29%
Shared ownership1%

Ethnicity

49%
22%
White British49%
White Other22%
Asian6%
Black8%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine11%
No car household62%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent33%
Social rent29%

vs. London

Income vs London+17.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
63
Live planning apps (800m)
52
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
6
Major developments (800m)
2
Planning apps (12 months)
6
Planning apps (3 years)
13
Local approval rate
67%
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)
21
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
42, 42, NEWINGTON GREEN, N1644 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

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 9BE

Full postcodeN16 9BE
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.556498
Longitude-0.086572
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