Woodberry Down · Hackney · Tottenham constituency · 51.57153, -0.09102

N4 2TX— Woodberry Down, Hackney

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 55/100Yield 5.02%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
70
Safety
82
Schools
90
Transport
55
Environment
92
Investment
61

The bottom line

N4 2TX offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £442,500 median — strong value for Families who can accept its trade-offs.

The catch: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N4 2TX

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 avg price-14.9% vs London avg
vs London income-8.1% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for N4 2TX

🛡️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 2TX 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 · 3 min walk

KS2: 106.0

★★

Secondary

Skinners' Academy

Good · Inspected May 2022 · 3 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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.1 incidents per 1,000 residents

Better than 57% of London
→ Stable

-36% vs borough

Crime by type

Other23%
Theft19%
Violence & sexual offences19%
Anti-social behaviour16%
Robbery10%
Drug offences7%
Vehicle crime4%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.4km

Crime is 12% 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.

£442,500

Median sale price

15% below London median

£442,500 is 15% below the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)5
New build0.0%
Avg flat£442,500
Price per m²£6,694/m²
Price per ft²£622/ft²
Avg floor area64.9 m²

EPC breakdown

C
14%
D
5%
E
2%

Based on 21 properties · Confidence: medium

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

Stamp duty

Standard buyer£9,625
First-time buyerFTB
£875
Additional propertyBTL/2nd
£22,900

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

11.5×

Price-to-income

£2,214/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£162,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

2000–2025 · CAGR

+7.7%

Total change

+532%

Market Activity

Price Velocity & Acceleration

Current Velocity

+195.0%

per year

Acceleration

+17.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£70k£70k+0%1
Post-dot-com plateau2001–2002£125k£54k-56.8%1
Pre-crash peak2007–2007£150k£150k+0%1
Current market2025–2025£443k£443k+0%5

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
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
4.4 min walk
Harringay Green Lanes

Nearby stations

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

55

Walkability score

97

Footpaths (500m)

0

Santander docks (800m)

2.5 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)

3

EV chargers (800m)

Nearest car park403m
Santander docks (800m)0
Nearest cycle dock2.5 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB86% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.8 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

8 min walk

75%

Recommend GP

75%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 985 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

7

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

6

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Finsbury (365 m)

Nearest supermarketYOHOME Oriental Lifestyle · 125 m
3 sports halls

Nightlife (500m)

1

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)

96m

Post office

Nearby shops

Sainsbury's Local91 m
Goldstar Stores110 m
Woodberry Down Mini Market175 m
Tesco Express249 m

Nearby cafes

Nar Cafe82 m
Drury N496 m
Coal House Cafe281 m
Clean Hearts340 m

Nearby restaurants

Sublime Pizzeria124 m
Presto200 m
Manor Chicken313 m
Manor Kebab325 m

Nearby pubs

The Finsbury365 m
The Beaconsfield761 m
The Brownswood850 m
The Old Ale Emporium913 m

Nearby gyms

Evoke155 m
The Gym210 m
Stoke Newington West Reservoir Centre543 m
The Castle Climbing Centre702 m

Nearby pharmacies

Rowlands Pharmacy320 m
Superdrug693 m
Med-Chem Pharmacy864 m

Nearby health

Woodberry Down Dental Practice145 m
Manor Orthodontic & Implant Clinic204 m
Cedar Practice400 m
The Heron Practice407 m
Food hygiene (5-star)78% of 85

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

61

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
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

63.9

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 route8,448m
Crossrail 2 route1,227m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,004 nationally

1,891

Est. population

30,000/km²

66%

Employed

63%

Degree educated

£38,600

Median income

4.7%

Claimant rate

Urban coreVery high densityYoung professionals

27

Community stability

Age profile

19%
42%
22%
Under 1819%
18–3442%
35–4922%
50–6410%
65+6%

Tenure

46%
35%
Own outright10%
Own (mortgage)9%
Private rent46%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

22%
27%
14%
20%
White British22%
White Other27%
Asian14%
Black20%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household73%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent46%
Social rent35%

vs. London

Income vs London-8.1%
Price vs London-14.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6
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
Woodberry Grove, Woodberry Grove, Newnton Close, N4401 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£442,500)

£9,625

Standard buyer

£875

First-time buyer

Save £8,750

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 2TX

Full postcodeN4 2TX
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.571525
Longitude-0.091020
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