Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.55946, -0.08663

N16 9HL— Clissold, Hackney

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

 

Schools 100%Safety 74/100Transport 27/100Yield 4.28%

Best for: Families

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Car-dependent area — limited public transport

Liveability
66
Safety
74
Schools
60
Transport
27
Environment
78
Investment
54

The bottom line

N16 9HL 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 9HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-1.0% vs London avg
vs London crime+64.0% vs London avg

Deep-dive guides for N16 9HL

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

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How N16 9HL 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 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

106.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+19% vs borough

Crime by type

Other27%
Anti-social behaviour23%
Violence & sexual offences19%
Theft11%
Robbery6%
Vehicle crime6%
Drug offences4%
Burglary4%

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 · 759m

Crime is +64% above London average

Property

Prices, sales volume and market trends

Avg floor area61.3 m²

EPC breakdown

B
5%
C
11%
D
2%
F
1%

Based on 19 properties · Confidence: medium

Street mix

Flat 100%

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£153,250
Rebuild cost per m²£2,500/m²

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

Construction era2012
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+7.3%

Total change

+518%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

+30.06

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £450k–£500k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£76k£135k+77.6%1
Post-dot-com plateau2001–2001£137k£137k+0%2
Brexit uncertainty2017–2017£605k£605k+0%2
Pandemic surge2020–2021£450k£470k+4.4%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
9.7%
District
7.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position100

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
16.6 min walk
Canonbury

Nearby stations

Stoke Newington Rail StationGreater Anglia · Weaver
14 min walk
CanonburyNational Rail
16 min walk
Rectory Road Rail StationWeaver · Greater Anglia
16 min walk
Manor House Underground StationPiccadilly
18 min walk
Arsenal Underground StationPiccadilly
18 min walk
No bus stops within 400m

42

Walkability score

121

Footpaths (500m)

0

Santander docks (800m)

1.6 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

2

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)2
Nearest car park241m
Santander docks (800m)0
Nearest cycle dock1.6 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: 3.4 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 91% 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

3 min walk

79%

Recommend GP

79%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.3 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)

22

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

20

Sports (1km)

0

Convenience

Nearest supermarketWhole Foods Market · 846 m
10 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

512m

Post office

Nearby shops

Shopping Garden326 m
Albion Food & Wine337 m
H&B News340 m
Stokey’s Delicatessen365 m

Nearby cafes

Fink's188 m
13th Floor Coffee207 m
Petit Coin292 m
POE297 m

Nearby restaurants

Stokey335 m
Clissold Spice337 m
Nemos342 m
New Best Mangal362 m

Nearby pubs

Rose & Crown265 m
Clissold Park Tavern340 m
The Fox Reformed385 m
The Londesborough465 m

Nearby gyms

Hackey Aerial Yoga19 m
Paddling Pool61 m
Mudra Yoga78 m
Clissold Leisure Centre78 m

Nearby pharmacies

Safedale Pharmacy284 m
Allen Pharmacy363 m
Safedale642 m
Mahesh Pharmacy1.0 km

Nearby health

Statham Grove Surgery316 m
Kindandental 2990 m
Angel Chiropody & Podiatry1.0 km
Kindandental1.1 km
Food hygiene (5-star)59% of 99

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

E

High street health

Registered businesses

MINATO TRADING LTD
THE 229 PROPERTY COMPANY LIMITED

Investment

Investment grade, yield and market outlook

54

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

38.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route7,144m
Crossrail 2 route844m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,574 nationally

1,753

Est. population

13,101/km²

69%

Employed

59%

Degree educated

£41,600

Median income

5.7%

Claimant rate

SuburbanHigh densityMixed

40

Community stability

Age profile

23%
26%
25%
18%
Under 1823%
18–3426%
35–4925%
50–6419%
65+8%

Tenure

21%
21%
45%
Own outright10%
Own (mortgage)21%
Private rent21%
Social rent45%
Shared ownership3%
Rent free0%

Ethnicity

38%
18%
20%
White British38%
White Other18%
Asian8%
Black20%
Mixed10%
Other6%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine13%
No car household58%
Unemployed6%
No qualifications12%

Housing tenure (Census 2021)

Social rent45%
Private rent21%

vs. London

Income vs London-1.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
49
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
6
Major developments (800m)
1
Planning apps (12 months)
3
Planning apps (3 years)
13
Local approval rate
100%
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)
17
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
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 9HL

Full postcodeN16 9HL
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.559458
Longitude-0.086635
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