Woodberry Down · Hackney · Tottenham constituency · 51.57339, -0.08472

N4 2BX— Woodberry Down, Hackney

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

The family fortress

 

Schools 100%Safety 76/100Transport 45/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
60
Safety
76
Schools
90
Transport
45
Environment
74
Investment
45

The bottom line

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

The catch: 8 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N4 2BX

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+52.0% vs London avg

Deep-dive guides for N4 2BX

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N4 2BX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Holmleigh Primary School

Not yet inspected · Inspected Jan 2025 · 5 min walk

KS2: 106.6

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 7 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 16 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

98.8 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+10% vs borough

Crime by type

Violence & sexual offences21%
Anti-social behaviour17%
Other17%
Theft12%
Robbery10%
Burglary9%
Drug offences8%
Vehicle crime5%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +52% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,990/m²
Price per ft²£557/ft²
Avg floor area65.5 m²

EPC breakdown

B
70%

Based on 70 properties · Confidence: high

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£163,750
Rebuild cost per m²£2,500/m²

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

Construction era2016
WallsAverage thermal transmittance 0.15 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2025 · CAGR

+-9.3%

Total change

-44%

Market Activity

Price Velocity & Acceleration

Current Velocity

-49.0%

per year

Acceleration

-124.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 78 sales

Property Type Mix

Total: 78 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£707k£707k+0%72
Rate-rise correction2022–2022£440k£440k+0%3
Current market2024–2025£770k£392k-49%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-10% alpha

Flat/maisonette-10% α
Local
-9.3%
District
0.7%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0

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
10.1 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

Stamford Hill Rail StationWeaver · Greater Anglia
7 min walk
Stamford HillNational Rail
7 min walk
Manor House Underground StationPiccadilly
11 min walk
Harringay Green Lanes Rail StationSuffragette
13 min walk
South Tottenham Rail StationSuffragette
15 min walk
No bus stops within 400m

42

Walkability score

89

Footpaths (500m)

0

Santander docks (800m)

2.5 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

3

Car parks (800m)

3

EV chargers (800m)

Nearest car park701m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Visitors Car Park
701m
🅿️
Visitors Car Park
723m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 43%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.4 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 SURGERY (CRANWICH ROAD)

THE SURGERY, 62 CRANWICH ROAD, N16 5JF

3 min walk

65%

Recommend GP

65%

Overall GP experience

7

GPs within 1km

3

Dentists within 1km

9

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 799 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

9

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Cino Social Club (545 m)

Nearest supermarketYOHOME Oriental Lifestyle · 425 m

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)

556m

Post office

Nearby shops

Tiny's Local216 m
Tesco Express263 m
Woodberry Down Mini Market370 m
Sainsbury's Local394 m

Nearby cafes

An Nur Cafe203 m
New River Studios279 m
MiLK376 m
Drury N4393 m

Nearby restaurants

Bring Back The Love219 m
Presto344 m
Sublime Pizzeria392 m
VIP Pizza & Pasta623 m

Nearby pubs

Cino Social Club545 m
No.8 Seven Sisters587 m

Nearby gyms

Evoke395 m
The Gym693 m
Stoke Newington West Reservoir Centre882 m
Clissold Park Tennis Pavilion1.1 km

Nearby pharmacies

Rowlands Pharmacy803 m

Nearby health

Woodberry Down Dental Practice419 m
Manor Orthodontic & Implant Clinic605 m
Moorfields Eye Unit773 m
St Ann's Hospital799 m
Food hygiene (5-star)71% of 104

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,698m
Crossrail 2 route803m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,243 nationally

1,792

Est. population

28,602/km²

58%

Employed

44%

Degree educated

£38,600

Median income

8.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

30

Community stability

Age profile

32%
31%
17%
Under 1832%
18–3431%
35–4917%
50–6412%
65+7%

Tenure

32%
55%
Own outright5%
Own (mortgage)6%
Private rent32%
Social rent55%
Shared ownership3%
Rent free0%

Ethnicity

20%
17%
33%
White British21%
White Other17%
Asian12%
Black33%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household63%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent55%
Private rent32%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
4
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)
8
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
53
Largest scheme
490 homes · Kss 1, Woodberry Park, Kss 1, Woodberry Park, Woodberry Grove, N4 1SN
Pipeline pressure
NONE

Named schemes (500m)

KSS 4 Woodberry Down (Phase1d), KSS 4 Woodberry Down (Phase1d), Newton Close, N4170 homes
completed
NEW RIVER LODGE CLOSE, NEW RIVER LODGE CLOSE, NEWNTON CLOSE, N429 homes
completed
381-481, 381-481, Seven Sisters Road, Pulford Road, N1527 homes
completed
WOODBERRY DOWN BAPTIST CHURCH, WOODBERRY DOWN BAPTIST CHURCH, VARTRY ROAD, N1524 homes
completed
Units 3A, 6, 7, 8 at 2, Units 3A, 6, 7, 8 at 2, Overbury Road, N1513 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 2BX

Full postcodeN4 2BX
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.573392
Longitude-0.084722
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