Woodberry Down · Hackney · Tottenham constituency · 51.57028, -0.09371

N4 2LD— Woodberry Down, Hackney

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

The family fortress

 

Top 8% LondonSchools 100%Safety 66/100Transport 58/100Yield 5.58%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
74
Safety
66
Schools
90
Transport
58
Environment
96
Investment
66

The bottom line

N4 2LD offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £397,500 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N4 2LD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-23.6% vs London avg
vs London income-8.1% vs London avg
vs London crime+137.0% vs London avg

Deep-dive guides for N4 2LD

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How N4 2LD 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 · 5 min walk

KS2: 106.0

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 4 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 17 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

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 · 1.4km

Crime is +137% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£397,500

Median sale price

24% below London median

£397,500 is 24% below the London median (£520,000)

+287.8%

This year

Flat

Dominant type

Price history

5-year change
+219.6%
Sales (24 months)5
New build0.0%
Avg flat£397,500
Price per m²£7,934/m²
Price per ft²£737/ft²
Avg floor area50.2 m²

EPC breakdown

B
33%
C
14%
D
2%

Based on 49 properties · Confidence: high

Street mix

Flat 96%Other 4%

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

Stamp duty

Standard buyer£7,375
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.3×

Price-to-income

£1,988/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£125,500
Rebuild cost per m²£2,500/m²

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

Construction era2011
WallsAverage thermal transmittance 0.25 W/m²K
Roof(other premises above)
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2025 · CAGR

+12.4%

Total change

+222%

Market Activity

Price Velocity & Acceleration

Current Velocity

+59.8%

per year

Acceleration

+93.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 27 sales

Property Type Mix

Total: 27 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£124k£124k+0%3
Brexit uncertainty2018–2019£160k£152k-4.8%2.5
Pandemic surge2021–2021£124k£124k+0%6
Rate-rise correction2022–2023£456k£373k-18.2%3.5
Current market2024–2025£249k£398k+59.8%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+10.6% alpha

Flat/maisonette+10.6% α
Local
12.4%
District
1.8%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
2.1 min walk
Harringay Green Lanes

Nearby stations

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

56

Walkability score

148

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★39 min
Waterloo46 min ↑
Canary Wharf52 min ↑
City45 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

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park236m
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 waterMEDIUM
Medium
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: 4.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 13%
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 · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

9

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 152 m
3 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)

300m

Post office

Nearby shops

Inci Off License112 m
Sharons Bakery120 m
Simply Organique167 m
Evergreen Stores178 m

Nearby cafes

Clean Hearts167 m
Park View Cafe202 m
Dobar211 m
Nar Cafe282 m

Nearby restaurants

Manor Chicken152 m
Manor Kebab159 m
Diamond Kebab198 m
Sublime Pizzeria328 m

Nearby pubs

The Finsbury255 m
The Brownswood706 m
The Beaconsfield762 m
The Old Ale Emporium937 m

Nearby gyms

The Gym63 m
Evoke369 m
Stoke Newington West Reservoir Centre434 m
Finsbury Park Sports Stadium545 m

Nearby pharmacies

Rowlands Pharmacy113 m
Superdrug733 m
Med-Chem Pharmacy890 m
C+H Chemist1.1 km

Nearby health

Cedar Practice213 m
The Heron Practice223 m
Manor Orthodontic & Implant Clinic263 m
Woodberry Down Dental Practice351 m
Food hygiene (5-star)76% of 84

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

66

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
5.6% (good)London avg: 3.8%Strong yield — top 14% of London
Gentrification score50/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

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

84.5

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,298m
Crossrail 2 route1,405m

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%
Price vs London-23.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
6
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)
8
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
KSS5 Woodberry Down, 307, KSS5 Woodberry Down, 307, Seven Sisters Road, N4 1QR176 homes
completed
396 - 408, 396 - 408, Seven Sisters Road, N4130 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£397,500)

£7,375

Standard buyer

£0

First-time buyer

Save £7,375

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N4 2LD

Full postcodeN4 2LD
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.570283
Longitude-0.093713
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