Woodberry Down · Hackney · Tottenham constituency · 51.56915, -0.09763

N4 2EP— Woodberry Down, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 58/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
79
Schools
90
Transport
58
Environment
93
Investment
51

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Location

N4 2EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-8.1% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for N4 2EP

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

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Postcode Personality

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

“The family fortress”

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How N4 2EP 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 · 6 min walk

KS2: 102.5

★★

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.5 incidents per 1,000 residents

Higher crime than 59% of London
→ Stable

-14% vs borough

Crime by type

Other25%
Violence & sexual offences23%
Anti-social behaviour16%
Theft11%
Burglary8%
Vehicle crime8%
Drug offences6%
Robbery4%

Road safety

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.5km

Crime is +19% 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£5,047/m²
Price per ft²£469/ft²
Avg floor area64.4 m²

EPC breakdown

B
7%
C
33%

Based on 40 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£161,000
Rebuild cost per m²£2,500/m²

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

Construction era2010
WallsAverage thermal transmittance 0.25 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2013–2025 · CAGR

+2.3%

Total change

+32%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.7%

per year

Acceleration

-35.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 36 sales

Property Type Mix

Total: 36 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2013–2016£246k£535k+117.1%6.5
Brexit uncertainty2017–2018£380k£558k+46.7%2.5
Pandemic surge2021–2021£358k£358k+0%1
Rate-rise correction2022–2022£410k£410k+0%3
Current market2025–2025£325k£325k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
5.8%
District
5.7%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing4
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
Manor HousePiccadilly line
1.8 min walk
Harringay Green Lanes

Nearby stations

Manor House Underground StationPiccadilly
3 min walk
Finsbury Park Underground StationPiccadilly · Victoria
11 min walk
Harringay Green Lanes Rail StationSuffragette
11 min walk
Harringay Green LanesNational Rail
11 min walk
Arsenal Underground StationPiccadilly
17 min walk
No bus stops within 400m

52

Walkability score

123

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★40 min
Waterloo46 min ↑
Canary Wharf54 min ↑
City48 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)

6

EV chargers (800m)

Nearest car park320m
Santander docks (800m)0
Nearest cycle dock2.3 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.2 km away✗ Not Green Belt✗ Not AONB89% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.3 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

8 min walk

75%

Recommend GP

75%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

163

Parks (1km)

9

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

21

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 171 m
8 tennis courts4 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)

638m

Post office

Nearby shops

Sharons Bakery233 m
Simply Organique240 m
Inci Off License242 m
Evergreen Stores250 m

Nearby cafes

Park View Cafe211 m
Clean Hearts238 m
Dobar274 m
Finsbury Park Cafe418 m

Nearby restaurants

Manor Kebab252 m
Diamond Kebab262 m
Manor Chicken263 m
Stoplight625 m

Nearby pubs

The Finsbury326 m
The Brownswood670 m
The Twelve Pins692 m
The BlackStock701 m

Nearby gyms

The Gym323 m
Finsbury Park Sports Stadium366 m
Finsbury Park Bowls Club451 m
Stoke Newington West Reservoir Centre512 m

Nearby pharmacies

Rowlands Pharmacy218 m
Superdrug827 m
C+H Chemist940 m
Med-Chem Pharmacy951 m

Nearby health

Cedar Practice281 m
The Heron Practice289 m
Manor Orthodontic & Implant Clinic488 m
Woodberry Down Dental Practice630 m
Food hygiene (5-star)58% of 45

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

51

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

52.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,161m
Crossrail 2 route1,668m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,378 nationally

2,051

Est. population

20,935/km²

65%

Employed

55%

Degree educated

£38,600

Median income

5.1%

Claimant rate

Urban coreVery high densityYoung professionals

29

Community stability

Age profile

21%
31%
30%
Under 1821%
18–3431%
35–4930%
50–6412%
65+7%

Tenure

36%
40%
Own outright6%
Own (mortgage)12%
Private rent36%
Social rent41%
Shared ownership5%
Rent free1%

Ethnicity

24%
24%
13%
20%
White British24%
White Other24%
Asian13%
Black20%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine19%
No car household69%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent40%
Private rent36%

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)
15
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
4
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)
13
Largest scheme
402 homes · STOKE NEWINGTON FILTER BEDS, STOKE NEWINGTON FILTER BEDS, GREEN LANES, N4
Pipeline pressure
NONE

Named schemes (500m)

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
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
Aspex (Former Finsbury Park Synagogue), 220, Aspex (Former Finsbury Park Synagogue), 220, Green Lanes, N4 2NT35 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 2EP

Full postcodeN4 2EP
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.569151
Longitude-0.097628
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
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