Woodberry Down · Hackney · Tottenham constituency · 51.56978, -0.09464

N4 2HE— Woodberry Down, Hackney

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 66/100Transport 58/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
66
Schools
90
Transport
58
Environment
96
Investment
52

The bottom line

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

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N4 2HE

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+137.0% vs London avg

Deep-dive guides for N4 2HE

🛡️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

“High-connectivity investment target”

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How N4 2HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Woodberry Down Community Primary School

Good · Inspected Dec 2023 · 6 min walk

KS2: 106.0

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 5 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

153.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+71% vs borough

Crime by type

Other23%
Theft18%
Violence & sexual offences18%
Anti-social behaviour15%
Robbery9%
Drug offences6%
Vehicle crime5%
Burglary5%

Road safety

99

Road safety score

1

Accidents (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.5km

Crime is +137% 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£6,279/m²
Price per ft²£583/ft²
Avg floor area89.5 m²

EPC breakdown

C
42%
D
15%
E
1%

Based on 58 properties · Confidence: high

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£223,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (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

1999–2024 · CAGR

+1.2%

Total change

+34%

Market Activity

Price Velocity & Acceleration

Current Velocity

+34.4%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached25%
Flat/maisonette75%

By decade

1990s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£465k£465k+0%1
Current market2024–2024£625k£625k+0%3

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

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
1.8 min walk
Harringay Green Lanes

Nearby stations

Manor House Underground StationPiccadilly
2 min walk
Harringay Green Lanes Rail StationSuffragette
11 min walk
Harringay Green LanesNational Rail
11 min walk
Finsbury Park Underground StationPiccadilly · Victoria
13 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
17 min walk
No bus stops within 400m

55

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

2.4 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

6

Car parks (800m)

3

EV chargers (800m)

Nearest car park201m
Santander docks (800m)0
Nearest cycle dock2.4 km

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 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

7 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.2 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

84

Parks (1km)

9

Restaurants (800m)

10

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 103 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)

382m

Post office

Nearby shops

Inci Off License109 m
Sharons Bakery111 m
Simply Organique159 m
Evergreen Stores173 m

Nearby cafes

Clean Hearts157 m
Park View Cafe178 m
Dobar211 m
Nar Cafe364 m

Nearby restaurants

Manor Kebab158 m
Manor Chicken158 m
Diamond Kebab195 m
Sublime Pizzeria409 m

Nearby pubs

The Finsbury266 m
The Brownswood660 m
The Beaconsfield787 m
Drfo950 m

Nearby gyms

The Gym131 m
Stoke Newington West Reservoir Centre413 m
Evoke454 m
Finsbury Park Sports Stadium502 m

Nearby pharmacies

Rowlands Pharmacy91 m
Superdrug772 m
Med-Chem Pharmacy921 m
C+H Chemist1.0 km

Nearby health

Cedar Practice168 m
The Heron Practice179 m
Manor Orthodontic & Implant Clinic330 m
Woodberry Down Dental Practice435 m
Food hygiene (5-star)77% of 82

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

A

High street health

Investment

Investment grade, yield and market outlook

52

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 score19/100
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

8/100

Velocity score

Future outlook

64.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,238m
Crossrail 2 route1,466m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,034 nationally

1,710

Est. population

30,000/km²

65%

Employed

56%

Degree educated

£38,600

Median income

4.1%

Claimant rate

Urban coreVery high densityYoung professionals

29

Community stability

Age profile

20%
35%
23%
15%
Under 1820%
18–3435%
35–4923%
50–6415%
65+8%

Tenure

32%
42%
Own outright6%
Own (mortgage)10%
Private rent32%
Social rent42%
Shared ownership10%

Ethnicity

27%
20%
23%
White British27%
White Other20%
Asian12%
Black23%
Mixed8%
Other9%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine15%
No car household73%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent42%
Private rent32%

vs. London

Income vs London-8.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
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)
1
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)

Kss 1, Woodberry Park, Kss 1, Woodberry Park, Woodberry Grove, N4 1SN490 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 2HE

Full postcodeN4 2HE
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.569777
Longitude-0.094643
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