Brownswood · Hackney · Tottenham constituency · 51.56668, -0.10080

N4 2BU— Brownswood, Hackney

Location and area intelligence for N4 2BU, Brownswood, Hackney

High-connectivity investment target

 

Bottom 25% LondonSchools 83%Safety 67/100Transport 60/100Yield 3.84%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
67
Schools
90
Transport
60
Environment
91
Investment
66

The bottom line

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

The catch: high noise levels nearby.

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Location

N4 2BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+22.9% vs London avg
vs London crime+131.0% vs London avg

Deep-dive guides for N4 2BU

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

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🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N4 2BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Parkwood Primary School

Not yet inspected · 3 min walk

KS2: 102.5

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 11 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 11 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

150.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+67% vs borough

Crime by type

Other32%
Violence & sexual offences19%
Anti-social behaviour16%
Drug offences10%
Theft10%
Robbery6%
Vehicle crime4%
Burglary3%

Road safety

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.2km

Crime is +131% above London average

Property

Prices, sales volume and market trends

Avg floor area57.8 m²

EPC breakdown

B
1%
C
12%
D
4%

Based on 17 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£144,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (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

1995–2024 · CAGR

+5.9%

Total change

+421%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.5%

per year

Acceleration

-59.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 26 sales

Property Type Mix

Total: 26 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£139k+123.6%1.7
Post-dot-com plateau2003–2004£140k£198k+41.9%3
Pre-crash peak2007–2007£250k£250k+0%1
GFC & correction2008–2011£275k£240k-12.7%1
Help-to-Buy recovery2013–2013£336k£336k+0%3
Rate-rise correction2022–2022£445k£445k+0%1
Current market2024–2024£323k£323k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
10.1%
District
9.8%

CAGR over 17yr 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
Seasonal Timing8
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Finsbury Park4 line
4.9 min walk
Finsbury Park→ Kings Cross· 11 tph
7 min

Nearby stations

Finsbury ParkNational Rail
6 min walk
Finsbury Park Underground StationPiccadilly · Victoria
6 min walk
Manor House Underground StationPiccadilly
7 min walk
Arsenal Underground StationPiccadilly
13 min walk
Harringay Green Lanes Rail StationSuffragette
15 min walk
No bus stops within 400m

56

Walkability score

82

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria ★29 min
Waterloo35 min ↓
Canary Wharf41 min ↓
City33 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

6

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)12
Nearest car park548m
Santander docks (800m)0
Nearest cycle dock2.1 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.9 km away✗ Not Green Belt✗ Not AONB83% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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

9 min walk

75%

Recommend GP

75%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

260

Parks (1km)

49

Restaurants (800m)

26

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

22

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Twelve Pins (346 m)

Nearest supermarketPlanet Food · 251 m
8 tennis courts3 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)

1

Cinemas (2km)

287m

Post office

Nearby shops

Best-one175 m
Figaro News241 m
The Happening Bagel Bakery315 m
Al Bahia325 m

Nearby cafes

Blighty340 m
Lara's349 m
Salt the Radish352 m
Ourika354 m

Nearby restaurants

Stoplight275 m
KFC299 m
Hayat Kebab322 m
Favs Pizza327 m

Nearby pubs

The Twelve Pins346 m
The BlackStock351 m
Orleans Bar380 m
Ollex Inn388 m

Nearby gyms

The Manor LDN495 m
Finsbury Park Sports Stadium537 m
Finsbury Park Bowls Club556 m
The Castle Climbing Centre601 m

Nearby pharmacies

Rowlands Pharmacy568 m
C+H Chemist685 m
Superdrug1.1 km

Nearby health

Smile & Shine Dental Practice297 m
Blackstock Dental Care379 m
Cedar Practice522 m
The Heron Practice523 m
Food hygiene (5-star)54% of 152

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

66

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

44.8

Price growth score

D
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,885m
Crossrail 2 route1,872m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,436 nationally

1,788

Est. population

24,693/km²

61%

Employed

51%

Degree educated

£51,600

Median income

8.9%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

31

Community stability

Age profile

22%
32%
25%
Under 1822%
18–3432%
35–4925%
50–6413%
65+8%

Tenure

31%
48%
Own outright7%
Own (mortgage)10%
Private rent31%
Social rent48%
Shared ownership3%
Rent free2%

Ethnicity

25%
20%
26%
White British25%
White Other20%
Asian11%
Black26%
Mixed8%
Other12%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household71%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent48%
Private rent31%

vs. London

Income vs London+22.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
3
Local approval rate
14%
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)
9
Largest scheme
402 homes · STOKE NEWINGTON FILTER BEDS, STOKE NEWINGTON FILTER BEDS, GREEN LANES, N4
Pipeline pressure
NONE

Named schemes (500m)

396 - 408, 396 - 408, Seven Sisters Road, N4130 homes
completed
Alexandra National House, Alexandra National House, Seven Sisters Road, London, N4 2PE109 homes
completed
SITE BOUNDED BY, SITE BOUNDED BY, PORTLAND RISE, ADOLPHUS ROAD, HENRY ROAD, N463 homes
completed
378 - 386, 378 - 386, Seven Sisters Road, N4 2PQ44 homes
completed
CHURCH SITE AT CORNER OF, CHURCH SITE AT CORNER OF, GLOUCESTER DRIVE, QUEENS DRIVE, N441 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
28.0%
Ward turnout
45%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Soraya AdejareGreen
Florence SchechterGreen

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Key facts for N4 2BU

Full postcodeN4 2BU
Postcode districtN4
BoroughLondon Borough of Hackney
WardBrownswood
Latitude51.566684
Longitude-0.100804
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