Woodberry Down · Hackney · Tottenham constituency · 51.57275, -0.08862

N4 2WS— Woodberry Down, Hackney

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

The family fortress

 

Schools 100%Safety 82/100Transport 45/100Low yield 2.84%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
64
Safety
82
Schools
90
Transport
45
Environment
73
Investment
42

The bottom line

N4 2WS offers exceptional schools (100% Good/Outstanding) and low crime at £782,000 median — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 13 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N4 2WS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+50.4% vs London avg
vs London income-8.1% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for N4 2WS

🛡️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 2WS 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 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 15 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)

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

£782,000

Median sale price

Top 25% — 50% above London median

£782,000 is 50% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)34
New build100.0%
Avg flat£782,000
Price per m²£11,092/m²
Price per ft²£1,030/ft²
Avg floor area70.5 m²

EPC breakdown

B
50%

Based on 50 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£26,600
First-time buyerFTB
£26,600
Additional propertyBTL/2nd
£50,060

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

20.3×

Price-to-income

£3,912/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£176,250
Rebuild cost per m²£2,500/m²

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

Construction era2023
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 Distribution

P25: £600k–£700k · P75: £700k+ · 34 sales

Property Type Mix

Total: 34 sales

Flat/maisonette100%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2025–2025£782k£782k+0%34

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

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
6.8 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
17 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 park602m
Santander docks (800m)0
Nearest cycle dock2.5 km

Nearby car parks

🅿️
Visitors Car Park
726m
🅿️
Visitors Car Park
732m

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
NoiseHIGH
road
Noisier than 70% of London
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 — 2.6 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 SURGERY (CRANWICH ROAD)

THE SURGERY, 62 CRANWICH ROAD, N16 5JF

6 min walk

65%

Recommend GP

65%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

7

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 831 m
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

5

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Finsbury (537 m)

Nearest supermarketYOHOME Oriental Lifestyle · 207 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)

180m

Post office

Nearby shops

Tesco Express40 m
Woodberry Down Mini Market100 m
Sainsbury's Local135 m
Goldstar Stores192 m

Nearby cafes

Drury N4143 m
Nar Cafe194 m
New River Studios240 m
Coal House Cafe319 m

Nearby restaurants

Presto83 m
Sublime Pizzeria169 m
Bring Back The Love348 m
Manor Chicken510 m

Nearby pubs

The Finsbury537 m
Cino Social Club734 m
No.8 Seven Sisters779 m
The Beaconsfield811 m

Nearby gyms

Evoke121 m
The Gym420 m
Stoke Newington West Reservoir Centre706 m
The Castle Climbing Centre873 m

Nearby pharmacies

Rowlands Pharmacy529 m
Superdrug714 m

Nearby health

Woodberry Down Dental Practice144 m
Manor Orthodontic & Implant Clinic330 m
Cedar Practice605 m
The Heron Practice611 m
Food hygiene (5-star)76% of 87

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

42

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 66%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months2

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

17/100

Velocity score

Future outlook

51.5

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,598m
Crossrail 2 route1,068m

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+50.4%

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)
6
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 (£782,000)

£26,600

Standard buyer

£26,600

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 2WS

Full postcodeN4 2WS
Postcode districtN4
BoroughLondon Borough of Hackney
WardWoodberry Down
Latitude51.572754
Longitude-0.088617
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