Woodberry Down · Hackney · Tottenham constituency · 51.56879, -0.09277

N4 2NP— Woodberry Down, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 55/100Yield 3.84%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
79
Schools
90
Transport
55
Environment
94
Investment
65

The bottom line

N4 2NP 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.

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Location

N4 2NP

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 2NP

🛡️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 2NP 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 · 7 min walk

KS2: 106.0

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 6 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 · 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

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 · 1.3km

Crime is +19% above London average

Property

Prices, sales volume and market trends

Avg floor area43 m²

EPC breakdown

E
1%

Based on 1 properties · Confidence: very_low

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£107,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2007 · CAGR

+7.6%

Total change

+67%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.9%

per year

Acceleration

-10.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£112k£112k+0%2
Post-dot-com plateau2001–2004£119k£195k+63.9%1
Pre-crash peak2007–2007£188k£188k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2% alpha

Flat/maisonette-2% α
Local
7.6%
District
9.6%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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 House Underground StationPiccadilly line
3.8 min walk
Harringay Green Lanes

Nearby stations

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

52

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 park77m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.2 km away✗ Not Green Belt✗ Not AONB92% green spaceTree canopy: 61%
More green space than 99% 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

5 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.3 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

73

Parks (1km)

6

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

9

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Finsbury (426 m)

Nearest supermarketCo-op Food · 272 m
4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,592 licensed premises in borough655 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

349m

Post office

Nearby shops

Inci Off License270 m
Sharons Bakery275 m
Simply Organique325 m
Evergreen Stores338 m

Nearby cafes

West Reservoir Cafe259 m
Clean Hearts323 m
Nar Cafe334 m
Park View Cafe347 m

Nearby restaurants

Manor Chicken318 m
Manor Kebab321 m
Diamond Kebab360 m
Sublime Pizzeria369 m

Nearby pubs

The Finsbury426 m
The Brownswood537 m
Drfo911 m
Kings Head938 m

Nearby gyms

The Gym240 m
Stoke Newington West Reservoir Centre256 m
The Castle Climbing Centre392 m
Evoke482 m

Nearby pharmacies

Rowlands Pharmacy258 m
Superdrug911 m
C+H Chemist980 m
Med-Chem Pharmacy1.1 km

Nearby health

Cedar Practice84 m
The Heron Practice87 m
Manor Orthodontic & Implant Clinic430 m
Woodberry Down Dental Practice469 m
Food hygiene (5-star)76% of 80

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

48.5

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,136m
Crossrail 2 route1,329m

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)
7
Live planning apps (800m)
19
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)
4
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
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
KSS5 Woodberry Down, 307, KSS5 Woodberry Down, 307, Seven Sisters Road, N4 1QR176 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 2NP

Full postcodeN4 2NP
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.568793
Longitude-0.092765
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