Woodberry Down · Hackney · Tottenham constituency · 51.56882, -0.09494

N4 2ES— Woodberry Down, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 57/100Yield 3.84%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
71
Safety
79
Schools
90
Transport
57
Environment
96
Investment
65

The bottom line

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

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N4 2ES

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for N4 2ES

🛡️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 2ES 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 19 min walk

6 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.4km

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area44.7 m²

EPC breakdown

B
3%
C
44%
D
19%
E
8%

Based on 74 properties · Confidence: high

Street mix

Terraced 32%Flat 58%Other 11%

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£111,750
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, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+9.1%

Total change

+860%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.7%

per year

Acceleration

+103.21

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 17 sales

Property Type Mix

Total: 17 sales

Terraced35.3%
Flat/maisonette64.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£86k£133k+54.5%2.5
Post-dot-com plateau2002–2002£248k£248k+0%1
Pre-crash peak2006–2007£275k£335k+21.8%1.5
Help-to-Buy recovery2014–2014£780k£780k+0%1
Pandemic surge2020–2020£495k£495k+0%1
Rate-rise correction2022–2022£825k£825k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.8% alpha

Flat/maisonette+1.8% α
Local
16%
District
14.2%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

Manor House Underground StationPiccadilly
3 min walk
Harringay Green Lanes Rail StationSuffragette
12 min walk
Harringay Green LanesNational Rail
12 min walk
Finsbury Park Underground StationPiccadilly · Victoria
12 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
18 min walk
No bus stops within 400m

55

Walkability score

145

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

3

Car parks (800m)

3

EV chargers (800m)

Nearest car park136m
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 waterMEDIUM
Medium
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: 4.2 km away✗ Not Green Belt✗ Not AONB99% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.1 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

6 min walk

75%

Recommend GP

75%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

7

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 174 m
4 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)

456m

Post office

Nearby shops

Sharons Bakery209 m
Inci Off License210 m
Simply Organique250 m
Evergreen Stores265 m

Nearby cafes

Clean Hearts248 m
Park View Cafe255 m
Dobar302 m
West Reservoir Cafe350 m

Nearby restaurants

Manor Kebab253 m
Manor Chicken256 m
Diamond Kebab286 m
Sublime Pizzeria480 m

Nearby pubs

The Finsbury360 m
The Brownswood562 m
The Twelve Pins815 m
The BlackStock816 m

Nearby gyms

The Gym238 m
Stoke Newington West Reservoir Centre343 m
The Castle Climbing Centre430 m
Finsbury Park Sports Stadium534 m

Nearby pharmacies

Rowlands Pharmacy186 m
Superdrug873 m
C+H Chemist933 m
Med-Chem Pharmacy1.0 km

Nearby health

Cedar Practice96 m
The Heron Practice105 m
Manor Orthodontic & Implant Clinic439 m
Woodberry Down Dental Practice533 m
Food hygiene (5-star)63% of 41

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

65

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 score18/100
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

49.3

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,131m
Crossrail 2 route1,480m

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)
8
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
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)
3
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
490 homes · Kss 1, Woodberry Park, Kss 1, Woodberry Park, Woodberry Grove, N4 1SN
Pipeline pressure
NONE

Named schemes (500m)

STOKE NEWINGTON FILTER BEDS, STOKE NEWINGTON FILTER BEDS, GREEN LANES, N4402 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
396 - 408, 396 - 408, Seven Sisters Road, N4130 homes
completed
218, 218, Green Lanes, N4 2HB109 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 2ES

Full postcodeN4 2ES
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.568819
Longitude-0.094943
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