Woodberry Down · Hackney · Tottenham constituency · 51.56473, -0.09224

N4 2HA— Woodberry Down, Hackney

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

The family fortress

 

Schools 100%Safety 80/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
67
Safety
80
Schools
90
Transport
41
Environment
77
Investment
43

The bottom line

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

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N4 2HA

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 income+22.9% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for N4 2HA

🛡️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

“The family fortress”

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How N4 2HA 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 · 12 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 25 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

64.8 incidents per 1,000 residents

Better than 50% of London
→ Stable

-28% vs borough

Crime by type

Other34%
Violence & sexual offences25%
Anti-social behaviour16%
Theft10%
Vehicle crime5%
Robbery4%
Burglary4%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.1km

Crime is 0% below London average

Property

24 Apr

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£6,428/m²
Price per ft²£597/ft²
Avg floor area76.9 m²

EPC breakdown

C
13%
D
6%

Based on 19 properties · Confidence: medium

Street mix

Semi 5%Terraced 13%Flat 82%

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£192,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+4.7%

Total change

+244%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.3%

per year

Acceleration

+32.07

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached5.4%
Terraced13.5%
Flat/maisonette81.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£120k£178k+48.3%3.2
Post-dot-com plateau2001–2004£250k£198k-21%2
Pre-crash peak2005–2007£108k£209k+94.2%1.7
GFC & correction2009–2011£115k£295k+156.5%1
Help-to-Buy recovery2013–2015£430k£400k-7%1
Brexit uncertainty2017–2019£686k£410k-40.2%1
Pandemic surge2020–2021£800k£500k-37.5%1
Rate-rise correction2023–2023£381k£381k+0%1
Current market2024–2024£413k£413k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.1% alpha

Flat/maisonette-2.1% α
Local
4.9%
District
7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
8.2 min walk
Harringay Green Lanes

Nearby stations

Manor House Underground StationPiccadilly
9 min walk
Finsbury Park Underground StationPiccadilly · Victoria
13 min walk
Arsenal Underground StationPiccadilly
16 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
17 min walk
Harringay Green Lanes Rail StationSuffragette
18 min walk
No bus stops within 400m

38

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

2.1 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)

7

EV chargers (800m)

Nearest car park201m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.8 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 55%
More green space than 90% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 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

2 min walk

75%

Recommend GP

75%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.7 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

6

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

22

Sports (1km)

2

Convenience

Nearest supermarketCo-op Food · 666 m
10 tennis courts1 swimming pools4 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)

750m

Post office

Nearby shops

Sainsbury's Local246 m
Costcutter287 m
Ex Londis602 m
Nisan Food & Wine604 m

Nearby cafes

Dream Cafe75 m
The Castle Cafe96 m
Hourglass Coffee193 m
West Reservoir Cafe225 m

Nearby restaurants

Atlantic79 m
Finks Salt and Sweet474 m
The White House528 m
The Mountgrove Bothy555 m

Nearby pubs

The Brownswood92 m
Brook Gate595 m
Drfo609 m
T-Bird627 m

Nearby gyms

The Castle Climbing Centre63 m
Stoke Newington West Reservoir Centre222 m
Clissold Park Tennis Pavilion396 m
Paddling Pool643 m

Nearby pharmacies

C+H Chemist618 m
Rowlands Pharmacy674 m
Safedale Pharmacy741 m

Nearby health

The Heron Practice407 m
Cedar Practice418 m
Blackstock Dental Care732 m
Statham Grove Surgery867 m
Food hygiene (5-star)63% of 40

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

43

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

55.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,687m
Crossrail 2 route1,267m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,095 nationally

1,126

Est. population

20,184/km²

64%

Employed

55%

Degree educated

£51,600

Median income

4.4%

Claimant rate

Inner cityVery high densityYoung professionals

37

Community stability

Age profile

20%
28%
24%
19%
Under 1820%
18–3428%
35–4925%
50–6419%
65+9%

Tenure

15%
17%
28%
35%
Own outright15%
Own (mortgage)17%
Private rent28%
Social rent35%
Shared ownership5%
Rent free0%

Ethnicity

36%
21%
15%
White British36%
White Other21%
Asian10%
Black12%
Mixed6%
Other15%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household47%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Social rent35%
Private rent28%

vs. London

Income vs London+22.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
6
Local approval rate
75%
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4
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)

STOKE NEWINGTON FILTER BEDS, STOKE NEWINGTON FILTER BEDS, GREEN LANES, N4402 homes
completed
218, 218, Green Lanes, N4 2HB109 homes
completed
BARKWAY COURT, KINGS CRESCENT ESTATE, BARKWAY COURT, KINGS CRESCENT ESTATE, BROWNSWOOD ROAD, N4 2XL106 homes
completed
32 & 34, 32 & 34, BROWNSWOOD ROAD, N436 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 2HA

Full postcodeN4 2HA
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.564729
Longitude-0.092243
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