Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.55437, -0.08956

N16 9BP— Clissold, Hackney

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

The family fortress

 

Schools 100%Safety 80/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
80
Schools
60
Transport
40
Environment
78
Investment
48

The bottom line

N16 9BP offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N16 9BP

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 9BP

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N16 9BP 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 · 5 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 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 27 min walk

8 primaries · 3 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

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +13% 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£11,260/m²
Price per ft²£1,046/ft²
Avg floor area74 m²

EPC breakdown

C
6%
D
3%

Based on 9 properties · Confidence: low

Street mix

Semi 23%Terraced 77%

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£185,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (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

1998–2024 · CAGR

+7%

Total change

+482%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.4%

per year

Acceleration

+38.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached22.7%
Terraced77.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£144k£163k+12.7%5
Post-dot-com plateau2002–2002£221k£221k+0%1
Pre-crash peak2006–2007£370k£359k-3.1%1.5
GFC & correction2011–2011£375k£375k+0%1
Help-to-Buy recovery2013–2013£555k£555k+0%4
Pandemic surge2020–2020£775k£775k+0%1
Rate-rise correction2023–2023£670k£670k+0%1
Current market2024–2024£840k£840k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.7% alpha

Terraced-0.7% α
Local
9.9%
District
10.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Highbury & Islington Underground StationVictoria line
15.7 min walk
Canonbury

Nearby stations

CanonburyNational Rail
8 min walk
Dalston Kingsland Rail StationMildmay
15 min walk
Highbury & Islington Underground StationVictoria
16 min walk
Arsenal Underground StationPiccadilly
17 min walk
Highbury & Islington Rail StationGreat Northern · Windrush
17 min walk
No bus stops within 400m

48

Walkability score

122

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

14

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)45
Nearest car park562m
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 waterLOW
Low
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 AONB39% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.2 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

4 min walk

90%

Recommend GP

90%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.2 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

98

Parks (1km)

27

Restaurants (800m)

13

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

13

Sports (1km)

2

Convenience

Nearest supermarketHighbury Natural · 605 m
6 tennis courts2 swimming pools1 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)

105m

Post office

Nearby shops

Ege277 m
Shopping Garden352 m
Green Off Licence448 m
Lemporium454 m

Nearby cafes

Mym's Organic Refill Station, Kitchen and Cafe111 m
Olivia358 m
Flying Frenchman364 m
No 60 Brasserie420 m

Nearby restaurants

Primeur36 m
Panda Oriental55 m
Pizza GoGo86 m
Papa John's255 m

Nearby pubs

The Leconfield90 m
BeBopaLula112 m
Clissold Park Tavern394 m
Cadet419 m

Nearby gyms

pilates living N16519 m
Lana & Friends521 m
Mudra Yoga524 m
Hackey Aerial Yoga590 m

Nearby pharmacies

Mahesh Pharmacy510 m
Allen Pharmacy521 m
Safedale Pharmacy854 m
C+H Chemist935 m

Nearby health

Statham Grove Surgery310 m
Kindandental510 m
Kindandental 2525 m
Angel Chiropody & Podiatry534 m
Food hygiene (5-star)57% of 108

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

MAKE TRANSITION LTD

Investment

Investment grade, yield and market outlook

48

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

53.6

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,557m
Crossrail 2 route1,013m

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)
59
Live planning apps (800m)
116
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
5
Major developments (800m)
2
Planning apps (12 months)
26
Planning apps (3 years)
13
Local approval rate
85%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
28
Largest scheme
136 homes · 1, Mildmay Avenue, and Service House, 3, Mildmay Avenue, London, N1 4FD
Pipeline pressure
NONE

Named schemes (500m)

132, 132, Green Lanes, N16 9EG30 homes
completed
95A/B, 95A/B, CARYSFORT ROAD, N1624 homes
completed
111, 111, GREEN LANES, PETHERTON ROAD (118), N1616 homes
completed
50, 50, GREEN LANES, N16 9NH15 homes
completed
35, 3513 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 9BP

Full postcodeN16 9BP
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.554371
Longitude-0.089560
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