Woodberry Down · Hackney · Tottenham constituency · 51.56791, -0.09616

N4 2PP— Woodberry Down, Hackney

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

The family fortress

 

Top 10% LondonSchools 100%Safety 84/100Transport 56/100Low yield 3.15%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
84
Schools
90
Transport
56
Environment
91
Investment
48

The bottom line

N4 2PP offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £705,000 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 2PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+35.6% vs London avg
vs London income+22.9% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for N4 2PP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Hyper-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

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How N4 2PP 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 · 5 min walk

KS2: 102.5

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 8 min walk

P8: +0.16A8: 46.2

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.2 incidents per 1,000 residents

Better than 64% of London
→ Stable

-46% vs borough

Crime by type

Other29%
Anti-social behaviour26%
Theft10%
Vehicle crime10%
Violence & sexual offences10%
Robbery8%
Drug offences5%
Burglary3%

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 · 1.5km

Crime is 26% below 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.

£705,000

Median sale price

Above London median by 36%

£705,000 is 36% above the London median (£520,000)

-46.0%

This year

Flat

Dominant type

Price history

5-year change
+24.6%
Sales (24 months)5
New build0.0%
Avg flat£705,000
Price per m²£11,789/m²
Price per ft²£1,095/ft²
Avg floor area60.2 m²

EPC breakdown

C
49%
D
37%
E
1%
F
1%

Based on 88 properties · Confidence: high

Street mix

Terraced 3%Detached 1%Flat 93%Other 3%

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£22,750
First-time buyerFTB
£22,750
Additional propertyBTL/2nd
£43,900

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

13.7×

Price-to-income

£3,527/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£150,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
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

1995–2026 · CAGR

+6.1%

Total change

+533%

Market Activity

Price Velocity & Acceleration

Current Velocity

-41.3%

per year

Acceleration

-31.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £100k–£125k · 92 sales

Property Type Mix

Total: 92 sales

Detached1.1%
Terraced3.3%
Flat/maisonette95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£64k£142k+121.9%4.2
Post-dot-com plateau2001–2004£150k£211k+40.7%3.8
Pre-crash peak2005–2007£154k£345k+124.7%3.3
GFC & correction2008–2012£168k£569k+238.8%1.5
Help-to-Buy recovery2013–2016£400k£593k+48.2%3.2
Brexit uncertainty2017–2019£545k£445k-18.3%2.3
Pandemic surge2021–2021£566k£566k+0%8
Rate-rise correction2022–2023£603k£595k-1.3%1.5
Current market2024–2026£763k£405k-46.9%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
7.8%
District
7.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing7
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
3.2 min walk
Harringay Green Lanes

Nearby stations

Manor House Underground StationPiccadilly
4 min walk
Finsbury Park Underground StationPiccadilly · Victoria
11 min walk
Harringay Green Lanes Rail StationSuffragette
13 min walk
Harringay Green LanesNational Rail
13 min walk
Arsenal Underground StationPiccadilly
16 min walk
No bus stops within 400m

52

Walkability score

111

Footpaths (500m)

0

Santander docks (800m)

2.2 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)

6

EV chargers (800m)

Nearest car park203m
Santander docks (800m)0
Nearest cycle dock2.2 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: 4.1 km away✗ Not Green Belt✗ Not AONB81% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.2 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

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

94

Parks (1km)

8

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

21

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Finsbury (449 m)

Nearest supermarketCo-op Food · 262 m
8 tennis courts4 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)

585m

Post office

Nearby shops

Sharons Bakery313 m
Inci Off License317 m
Simply Organique344 m
Evergreen Stores358 m

Nearby cafes

Park View Cafe334 m
Clean Hearts342 m
The Castle Cafe359 m
West Reservoir Cafe367 m

Nearby restaurants

Manor Kebab351 m
Manor Chicken358 m
Diamond Kebab376 m
Atlantic482 m

Nearby pubs

The Finsbury449 m
The Brownswood500 m
The BlackStock689 m
The Twelve Pins690 m

Nearby gyms

Stoke Newington West Reservoir Centre358 m
The Gym363 m
The Castle Climbing Centre391 m
Finsbury Park Sports Stadium536 m

Nearby pharmacies

Rowlands Pharmacy291 m
C+H Chemist816 m
Superdrug964 m
Med-Chem Pharmacy1.1 km

Nearby health

Cedar Practice173 m
The Heron Practice175 m
Manor Orthodontic & Implant Clinic560 m
Smile & Shine Dental Practice636 m
Food hygiene (5-star)50% of 44

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

48

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
3.1% (average)London avg: 3.8%Below average yield — bottom 59%
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

64.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,027m
Crossrail 2 route1,559m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,713 nationally

1,286

Est. population

26,358/km²

77%

Employed

71%

Degree educated

£51,600

Median income

5.3%

Claimant rate

Urban coreVery high densityYoung professionals

24

Community stability

Age profile

44%
23%
14%
Under 1813%
18–3444%
35–4923%
50–6414%
65+6%

Tenure

15%
58%
17%
Own outright10%
Own (mortgage)15%
Private rent58%
Social rent18%
Shared ownership0%

Ethnicity

42%
29%
White British42%
White Other29%
Asian7%
Black10%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine10%
No car household73%
Unemployed4%
No qualifications8%

Housing tenure (Census 2021)

Private rent58%
Social rent18%

vs. London

Income vs London+22.9%
Price vs London+35.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
6
Local approval rate
33%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
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
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
SITE BOUNDED BY, SITE BOUNDED BY, PORTLAND RISE, ADOLPHUS ROAD, HENRY ROAD, N463 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 (£705,000)

£22,750

Standard buyer

£22,750

First-time buyer

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 2PP

Full postcodeN4 2PP
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.567913
Longitude-0.096164
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