Woodberry Down · Hackney · Tottenham constituency · 51.57083, -0.08938

N4 2BA— Woodberry Down, Hackney

Location and area intelligence for N4 2BA, Woodberry Down, Hackney

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 46/100Yield 3.83%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
66
Schools
90
Transport
46
Environment
91
Investment
44

The bottom line

N4 2BA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £580,000 median — strong value for Families who can accept its trade-offs.

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N4 2BA

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+11.5% vs London avg
vs London income-8.1% vs London avg
vs London crime+137.0% vs London avg

Deep-dive guides for N4 2BA

🛡️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

“High-connectivity investment target”

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How N4 2BA 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 · 4 min walk

KS2: 106.0

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 5 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

153.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+71% vs borough

Crime by type

Other23%
Theft18%
Violence & sexual offences18%
Anti-social behaviour15%
Robbery9%
Drug offences6%
Vehicle crime5%
Burglary5%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +137% 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.

£580,000

Median sale price

Above London median by 12%

£580,000 is 12% above the London median (£520,000)

-32.8%

This year

Flat

Dominant type

Price history

5-year change
+3.2%
Sales (24 months)5
New build0.0%
Avg flat£580,000
Price per m²£9,667/m²
Price per ft²£898/ft²
Avg floor area58.4 m²

EPC breakdown

B
38%
C
10%

Based on 48 properties · Confidence: high

Street mix

Flat 99%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£16,500
First-time buyerFTB
£7,750
Additional propertyBTL/2nd
£33,900

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

15.0×

Price-to-income

£2,901/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£146,000
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2025 · CAGR

+3.7%

Total change

+59%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.9%

per year

Acceleration

-23.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 97 sales

Property Type Mix

Total: 97 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£314k£314k+0%50
Help-to-Buy recovery2013–2016£339k£420k+23.9%3.8
Brexit uncertainty2017–2019£581k£610k+4.9%3.3
Pandemic surge2020–2021£595k£562k-5.5%2
Rate-rise correction2022–2023£370k£540k+45.9%5
Current market2024–2025£588k£500k-14.9%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
3.7%
District
4.7%

CAGR over 13yr 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 Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Manor House Underground StationPiccadilly
6 min walk
Harringay Green Lanes Rail StationSuffragette
12 min walk
Harringay Green LanesNational Rail
12 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
12 min walk
Stoke Newington Rail StationWeaver · Greater Anglia
16 min walk
No bus stops within 400m

56

Walkability score

95

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★37 min
Waterloo44 min ↑
Canary Wharf51 min ↑
City43 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

4

Car parks (800m)

3

EV chargers (800m)

Nearest car park400m
Santander docks (800m)0
Nearest cycle dock2.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 4.5 km away✗ Not Green Belt✗ Not AONB83% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.7 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

7 min walk

75%

Recommend GP

75%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

6

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Finsbury (492 m)

Nearest supermarketYOHOME Oriental Lifestyle · 16 m
3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

55m

Post office

Nearby shops

Goldstar Stores36 m
Sainsbury's Local109 m
Woodberry Down Mini Market242 m
Tesco Express260 m

Nearby cafes

Nar Cafe58 m
Drury N492 m
Coal House Cafe145 m
Clean Hearts449 m

Nearby restaurants

Sublime Pizzeria51 m
Presto254 m
Manor Chicken424 m
Manor Kebab436 m

Nearby pubs

The Finsbury492 m
The Brownswood799 m
The Beaconsfield897 m
Cino Social Club941 m

Nearby gyms

Evoke235 m
The Gym310 m
Stoke Newington West Reservoir Centre486 m
The Castle Climbing Centre654 m

Nearby pharmacies

Rowlands Pharmacy414 m
Superdrug824 m

Nearby health

Woodberry Down Dental Practice238 m
Manor Orthodontic & Implant Clinic342 m
Cedar Practice410 m
The Heron Practice414 m
Food hygiene (5-star)78% of 85

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

A

High street health

Investment

Investment grade, yield and market outlook

44

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 score21/100
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

68.7

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,380m
Crossrail 2 route1,108m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,034 nationally

1,710

Est. population

30,000/km²

65%

Employed

56%

Degree educated

£38,600

Median income

4.1%

Claimant rate

Inner cityVery high densityYoung professionals

29

Community stability

Age profile

20%
35%
23%
15%
Under 1820%
18–3435%
35–4923%
50–6415%
65+8%

Tenure

32%
42%
Own outright6%
Own (mortgage)10%
Private rent32%
Social rent42%
Shared ownership10%

Ethnicity

27%
20%
23%
White British27%
White Other20%
Asian12%
Black23%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household73%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent42%
Private rent32%

vs. London

Income vs London-8.1%
Price vs London+11.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
7
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6
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
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
220-226, 220-226, LORDSHIP ROAD, N168 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£580,000)

£16,500

Standard buyer

£7,750

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 N4 2BA

Full postcodeN4 2BA
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.570833
Longitude-0.089375
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