Woodberry Down · Hackney · Tottenham constituency · 51.57239, -0.09302

N4 1QL— Woodberry Down, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 52/100Yield 3.84%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
76
Schools
90
Transport
52
Environment
95
Investment
58

The bottom line

N4 1QL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N4 1QL

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 1QL

🛡️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 N4 1QL 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 · 2 min walk

KS2: 106.0

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 1 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 23 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.6km

Crime is +44% above London average

Property

Prices, sales volume and market trends

Avg floor area51 m²

EPC breakdown

C
20%
D
6%
E
1%
F
1%

Based on 28 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
Rebuild cost estimate£127,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2021 · CAGR

+6.7%

Total change

+289%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.3%

per year

Acceleration

-389.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£95k£95k+0%1
Post-dot-com plateau2002–2002£58k£58k+0%1
Pandemic surge2020–2021£300k£370k+23.3%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
3.4 min walk
Harringay Green Lanes

Nearby stations

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

55

Walkability score

142

Footpaths (500m)

0

Santander docks (800m)

2.6 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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park396m
Santander docks (800m)0
Nearest cycle dock2.6 km

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB96% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 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

4

GPs within 1km

4

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 930 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

13

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

11

Sports (1km)

7

Convenience

Nearest supermarketCo-op Food · 310 m
3 sports halls

Nightlife (500m)

1

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

261m

Post office

Nearby shops

Woodberry Down Mini Market218 m
Sainsbury's Local235 m
Inci Off License240 m
Manor Food242 m

Nearby cafes

Dobar240 m
Drury N4248 m
Nar Cafe250 m
Clean Hearts251 m

Nearby restaurants

Manor Chicken223 m
Manor Kebab235 m
Diamond Kebab243 m
Presto246 m

Nearby pubs

The Finsbury229 m
The Beaconsfield596 m
The Old Ale Emporium755 m
The Brownswood937 m

Nearby gyms

The Gym181 m
Evoke193 m
Finsbury Park Sports Stadium585 m
Stoke Newington West Reservoir Centre647 m

Nearby pharmacies

Rowlands Pharmacy266 m
Superdrug537 m
Med-Chem Pharmacy705 m

Nearby health

Manor Orthodontic & Implant Clinic37 m
Woodberry Down Dental Practice168 m
Cedar Practice450 m
The Heron Practice460 m
Food hygiene (5-star)77% of 97

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

58

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

42.4

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,534m
Crossrail 2 route1,371m

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)
6
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
4
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
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 1, Woodberry Park, Kss 1, Woodberry Park, Woodberry Grove, N4 1SN490 homes
completed
Woodberry Grove, Woodberry Grove, Newnton Close, N4401 homes
completed
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
KSS5 Woodberry Down, 307, KSS5 Woodberry Down, 307, Seven Sisters Road, N4 1QR176 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 1QL

Full postcodeN4 1QL
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.572385
Longitude-0.093019
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