Clissold · Hackney · Hackney North and Stoke Newington constituency · 51.55391, -0.08442

N16 9PH— Clissold, Hackney

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 43/100Yield 4.48%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
79
Schools
60
Transport
43
Environment
69
Investment
48

The bottom line

N16 9PH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £495,000 median — 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 9PH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price-4.8% vs London avg
vs London income+17.4% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for N16 9PH

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

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Postcode Personality

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“The practical family move”

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How N16 9PH 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 · 2 min walk

KS2: 102.6

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 6 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 · 25 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.9 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

-14% vs borough

Crime by type

Other27%
Violence & sexual offences21%
Anti-social behaviour18%
Theft14%
Robbery7%
Burglary7%
Vehicle crime5%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.1km

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£495,000

Median sale price

5% below London median

£495,000 is 5% below the London median (£520,000)

-22.5%

This year

Flat

Dominant type

Price history

5-year change
+17.2%
Sales (24 months)5
New build0.0%
Avg flat£495,000
Price per m²£8,128/m²
Price per ft²£755/ft²
Avg floor area61.1 m²

EPC breakdown

B
1%
C
46%
D
24%
E
4%
F
2%

Based on 77 properties · Confidence: high

Street mix

Terraced 8%Flat 92%Other 1%

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

Stamp duty

Standard buyer£12,250
First-time buyerFTB
£3,500
Additional propertyBTL/2nd
£27,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.0×

Price-to-income

£2,476/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£152,750
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.8%

Total change

+850%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

-24.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 102 sales

Property Type Mix

Total: 102 sales

Terraced7.8%
Flat/maisonette92.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£110k+120%3.3
Post-dot-com plateau2001–2004£104k£166k+60.6%4.2
Pre-crash peak2005–2007£203k£290k+42.9%2.7
GFC & correction2008–2011£250k£398k+59%3
Help-to-Buy recovery2013–2016£282k£486k+72.2%4
Brexit uncertainty2017–2019£365k£490k+34.2%4
Pandemic surge2020–2021£466k£423k-9.3%3.5
Rate-rise correction2022–2023£467k£425k-8.9%1.5
Current market2024–2025£505k£475k-5.9%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
8%
District
7.2%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Canonbury

Nearby stations

CanonburyNational Rail
10 min walk
Dalston Kingsland Rail StationMildmay
11 min walk
Rectory Road Rail StationWeaver · Greater Anglia
15 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
19 min walk
Highbury & Islington Underground StationVictoria
19 min walk
No bus stops within 400m

48

Walkability score

164

Footpaths (500m)

0

Santander docks (800m)

1.2 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

16

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)32
Nearest car park277m
Santander docks (800m)0
Nearest cycle dock1.2 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: 2.8 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 37%
Below average green space

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

MILDMAY MEDICAL PRACTICE

2A GREEN LANES, N16 9NF

2 min walk

80%

Recommend GP

80%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

28

Restaurants (800m)

15

Cafes (800m)

3

Pubs (400m)

3

Pharmacies (800m)

5

Gyms (1km)

18

Sports (1km)

6

Convenience

Nearest supermarketM&S Foodhall · 895 m
10 tennis courts2 swimming pools1 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)

452m

Post office

Nearby shops

Luminary Bakery230 m
Ege232 m
Tesco Express311 m
H&B News337 m

Nearby cafes

Flying Frenchman193 m
Bodega 50238 m
No 60 Brasserie325 m
The Muddy Puddle327 m

Nearby restaurants

Perilla214 m
Cırrık219 m
Babsang221 m
Adana227 m

Nearby pubs

The Shakespeare253 m
BeBopaLula266 m
The Leconfield293 m
Cadet309 m

Nearby gyms

Yoga Home322 m
Lana & Friends563 m
pilates living N16572 m
Mudra Yoga581 m

Nearby pharmacies

Allen Pharmacy347 m
Mahesh Pharmacy456 m
ABC Pharmacy655 m
Safedale Pharmacy793 m

Nearby health

Kindandental 2368 m
Angel Chiropody & Podiatry378 m
Kindandental480 m
Statham Grove Surgery495 m
Food hygiene (5-star)57% of 121

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

24, ALBION ROAD, LONDON LIMITED
3 CLIFFORD ROAD (BEXHILL) LIMITED
34 ALBION ROAD MANAGEMENT COMPANY LIMITED
36 ALBION ROAD MANAGEMENT COMPANY LIMITED
ARNG MANAGEMENT LIMITED

+8 more

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
4.5% (average)London avg: 3.8%Strong yield — top 25% of London
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

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

8/100

Velocity score

Future outlook

66.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route6,556m
Crossrail 2 route654m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,877 nationally

1,977

Est. population

16,584/km²

74%

Employed

70%

Degree educated

£49,300

Median income

3.7%

Claimant rate

Inner cityVery high densityYoung professionals

42

Community stability

Age profile

18%
32%
25%
15%
Under 1818%
18–3432%
35–4925%
50–6415%
65+10%

Tenure

20%
27%
31%
21%
Own outright20%
Own (mortgage)27%
Private rent31%
Social rent21%
Shared ownership1%
Rent free0%

Ethnicity

54%
20%
White British54%
White Other20%
Asian4%
Black10%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine12%
No car household61%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent31%
Social rent21%

vs. London

Income vs London+17.4%
Price vs London-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
50
Live planning apps (800m)
71
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
5
Major developments (800m)
2
Planning apps (12 months)
8
Planning apps (3 years)
17
Local approval rate
50%
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)
22
Largest scheme
136 homes · 1, Mildmay Avenue, and Service House, 3, Mildmay Avenue, London, N1 4FD
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
The Lawns, The Lawns, Matthias Road, N16 8QD72 homes
completed
42, 42, NEWINGTON GREEN, N1644 homes
completed
110, 110, MATTHIAS ROAD, N1628 homes
completed
THE ALBION PH, THE ALBION PH, CLISSOLD ROAD, CHURCH WALK, N1621 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£495,000)

£12,250

Standard buyer

£3,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N16 9PH

Full postcodeN16 9PH
Postcode districtN16
BoroughLondon Borough of Hackney
WardClissold
Latitude51.553909
Longitude-0.084416
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