Woodberry Down · Hackney · Tottenham constituency · 51.57286, -0.08900

N4 2UE— Woodberry Down, Hackney

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

The family fortress

 

Schools 100%Safety 82/100Transport 45/100Yield 3.74%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
65
Safety
82
Schools
90
Transport
45
Environment
73
Investment
49

The bottom line

N4 2UE offers exceptional schools (100% Good/Outstanding) and low crime at £594,300 median — strong value for Families who can accept its trade-offs.

The catch: 13 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N4 2UE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price+14.3% vs London avg
vs London income-8.1% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for N4 2UE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N4 2UE 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 · 2 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 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 14 min walk

4 primaries · 2 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

£594,300

Median sale price

Above London median by 14%

£594,300 is 14% above the London median (£520,000)

+22.8%

This year

Flat

Dominant type

Price history

Sales (24 months)64
New build100.0%
Avg flat£594,300
Price per m²£9,059/m²
Price per ft²£842/ft²
Avg floor area65.6 m²

EPC breakdown

B
68%

Based on 68 properties · Confidence: high

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£17,215
First-time buyerFTB
£8,465
Additional propertyBTL/2nd
£35,044

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

15.4×

Price-to-income

£2,973/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£164,000
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.16 W/m²K
Roof(other premises above)
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+21.2%

Total change

+21%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.2%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 64 sales

Property Type Mix

Total: 64 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£582k£706k+21.2%32

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+22.2% alpha

Flat/maisonette+22.2% α
Local
21.2%
District
-1%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Manor House Underground StationPiccadilly line
6.6 min walk
Harringay Green Lanes

Nearby stations

Manor House Underground StationPiccadilly
7 min walk
Harringay Green Lanes Rail StationSuffragette
10 min walk
Harringay Green LanesNational Rail
10 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
11 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
18 min walk
No bus stops within 400m

51

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★37 min
Waterloo44 min ↑
Canary Wharf51 min ↑
City43 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

9

Car parks (800m)

3

EV chargers (800m)

Nearest car park599m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Visitors Car Park
713m
🅿️
Visitors Car Park
722m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Walthamstow Marshes SSSI — 2.7 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

10 min walk

75%

Recommend GP

75%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 820 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

6

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Finsbury (512 m)

Nearest supermarketYOHOME Oriental Lifestyle · 213 m
2 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)

0

Cinemas (2km)

182m

Post office

Nearby shops

Tesco Express45 m
Woodberry Down Mini Market71 m
Sainsbury's Local132 m
Goldstar Stores196 m

Nearby cafes

Drury N4143 m
Nar Cafe194 m
New River Studios236 m
An Nur Cafe330 m

Nearby restaurants

Presto54 m
Sublime Pizzeria175 m
Bring Back The Love356 m
Manor Chicken490 m

Nearby pubs

The Finsbury512 m
Cino Social Club742 m
The Beaconsfield782 m
No.8 Seven Sisters786 m

Nearby gyms

Evoke93 m
The Gym404 m
Stoke Newington West Reservoir Centre710 m
The Castle Climbing Centre876 m

Nearby pharmacies

Rowlands Pharmacy512 m
Superdrug685 m
Med-Chem Pharmacy856 m

Nearby health

Woodberry Down Dental Practice117 m
Manor Orthodontic & Implant Clinic304 m
Cedar Practice599 m
The Heron Practice605 m
Food hygiene (5-star)77% of 88

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

49

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

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

57.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,607m
Crossrail 2 route1,096m

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

Inner cityVery 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+14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
4
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)
13
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
KSS5 Woodberry Down, 307, KSS5 Woodberry Down, 307, Seven Sisters Road, N4 1QR176 homes
completed
KSS 4 Woodberry Down (Phase1d), KSS 4 Woodberry Down (Phase1d), Newton Close, N4170 homes
completed
NEW RIVER LODGE CLOSE, NEW RIVER LODGE CLOSE, NEWNTON CLOSE, N429 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 (£594,300)

£17,215

Standard buyer

£8,465

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 2UE

Full postcodeN4 2UE
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.572859
Longitude-0.089002
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