Woodberry Down · Hackney · Tottenham constituency · 51.57240, -0.09602

N4 1HP— Woodberry Down, Hackney

Location and area intelligence for N4 1HP, Woodberry Down, Hackney

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 54/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
71
Safety
76
Schools
90
Transport
54
Environment
93
Investment
45

The bottom line

N4 1HP offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

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Location

N4 1HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for N4 1HP

🛡️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🍕 Buzzing

“The family fortress”

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How N4 1HP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Woodberry Down Community Primary School

Good · Inspected Dec 2023 · 5 min walk

KS2: 106.0

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 3 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.6 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

+4% vs borough

Crime by type

Other26%
Anti-social behaviour20%
Violence & sexual offences19%
Theft11%
Robbery8%
Drug offences6%
Vehicle crime5%
Burglary5%

Road safety

100

Road safety score

0

Accidents (5yr)

10

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.7km

Crime is +44% above London average

Property

2 Jul

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.

N4 district median

£578,000

Based on 665 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,682/m²
Price per ft²£621/ft²
Avg floor area59.8 m²

EPC breakdown

C
8%
D
11%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£149,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2024 · CAGR

+5%

Total change

+181%

Market Activity

Price Velocity & Acceleration

Current Velocity

+59.3%

per year

Acceleration

-17.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£155k£155k+0%2
Pre-crash peak2006–2007£125k£154k+23.2%1
Help-to-Buy recovery2014–2014£273k£273k+0%1
Current market2024–2024£435k£435k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Manor House Underground StationPiccadilly line
2.2 min walk
Harringay Green Lanes

Nearby stations

Manor House Underground StationPiccadilly
2 min walk
Harringay Green Lanes Rail StationSuffragette
7 min walk
Harringay Green LanesNational Rail
7 min walk
Finsbury Park Underground StationPiccadilly · Victoria
15 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

56

Walkability score

155

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★39 min
Waterloo46 min ↑
Canary Wharf52 min ↑
City45 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

8

Car parks (800m)

2

EV chargers (800m)

Nearest car park262m
Santander docks (800m)0
Nearest cycle dock2.5 km

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB89% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.2 km

Energy

Solar: 851 kWh/kWp/yr

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE ALLERTON ROAD SURGERY

34A ALLERTON ROAD, STOKE NEWINGTON, N16 5UF

10 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

135

Parks (1km)

23

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 238 m
4 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)

1

Cinemas (2km)

456m

Post office

Nearby shops

Manor Food118 m
Evergreen Stores142 m
Simply Organique156 m
Sharons Bakery197 m

Nearby cafes

Dobar108 m
Clean Hearts159 m
Park View Cafe168 m
Nar Cafe441 m

Nearby restaurants

Diamond Kebab123 m
Manor Chicken149 m
Manor Kebab152 m
LA In Oasis330 m

Nearby pubs

The Finsbury52 m
The Beaconsfield481 m
The Old Ale Emporium660 m
The Brownswood966 m

Nearby gyms

The Gym230 m
Finsbury Park Sports Stadium382 m
Evoke397 m
Finsbury Park Bowls Club488 m

Nearby pharmacies

Rowlands Pharmacy219 m
Superdrug468 m
Med-Chem Pharmacy614 m
Green Light Pharmacy & Travel Clinic1.1 km

Nearby health

Manor Orthodontic & Implant Clinic186 m
Woodberry Down Dental Practice372 m
Cedar Practice475 m
The Heron Practice486 m
Food hygiene (5-star)76% of 101

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

45

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

56

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,526m
Crossrail 2 route1,578m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,705 nationally

1,955

Est. population

30,000/km²

47%

Employed

32%

Degree educated

£38,600

Median income

11.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

32

Community stability

Age profile

28%
30%
18%
15%
Under 1828%
18–3430%
35–4918%
50–6415%
65+8%

Tenure

21%
68%
Own outright2%
Own (mortgage)4%
Private rent21%
Social rent68%
Shared ownership5%
Rent free1%

Ethnicity

15%
15%
20%
32%
White British15%
White Other15%
Asian20%
Black32%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine22%
No car household70%
Unemployed9%
No qualifications27%

Housing tenure (Census 2021)

Social rent68%
Private rent21%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
3
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
490 homes · Kss 1, Woodberry Park, Kss 1, Woodberry Park, Woodberry Grove, N4 1SN
Pipeline pressure
NONE

Named schemes (500m)

KSS 2 Land to West of Skinners Academy, KSS 2 Land to West of Skinners Academy, Woodberry Grove, Katherine Close and Rowley Gardens, N4220 homes
completed
Phase 1b and 2 (Block E Only), Phase 1b and 2 (Block E Only), Woodberry Down, Brownswood, N4 2TG180 homes
completed
396 - 408, 396 - 408, Seven Sisters Road, N4130 homes
completed
ST ANNS VILLAGE, ST ANNS VILLAGE, GREEN LANES, N4110 homes
completed
ST ANNS VILLAGE, ST ANNS VILLAGE, FINSBURY PARK AVENUE, N487 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
21.0%
Ward turnout
38%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Sarah YoungLabour
Florence Cullen DaviesGreen

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Key facts for N4 1HP

Full postcodeN4 1HP
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.572398
Longitude-0.096020
Parliamentary constituencyTottenham
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