Brownswood · Hackney · Tottenham constituency · 51.56060, -0.09247

N5 2LA— Brownswood, Hackney

Location and area intelligence for N5 2LA, Brownswood, Hackney

The family fortress

 

Schools 100%Safety 75/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
66
Safety
75
Schools
60
Transport
35
Environment
78
Investment
37

The bottom line

N5 2LA offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N5 2LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+22.9% vs London avg
vs London crime+56.0% vs London avg

Deep-dive guides for N5 2LA

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N5 2LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Joan of Arc RC Primary School

Not yet inspected · 7 min walk

KS2: 108.3

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 8 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

101.2 incidents per 1,000 residents

Higher crime than 75% of London
→ Stable

+13% vs borough

Crime by type

Other30%
Violence & sexual offences19%
Anti-social behaviour14%
Theft14%
Vehicle crime7%
Robbery6%
Burglary5%
Drug offences4%

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 · 1.1km

Crime is +56% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N5 district median

£636,250

Based on 148 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£9,168/m²
Price per ft²£852/ft²
Avg floor area77.1 m²

EPC breakdown

C
2%
D
6%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Flat 92%Other 8%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£192,750
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+7.7%

Total change

+706%

Market Activity

Price Velocity & Acceleration

Current Velocity

+35.3%

per year

Acceleration

+47.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£88k£132k+50.9%1
Post-dot-com plateau2002–2004£205k£237k+15.4%1.3
Pre-crash peak2006–2007£250k£320k+28%1
Help-to-Buy recovery2015–2015£592k£592k+0%1
Pandemic surge2021–2021£521k£521k+0%1
Current market2025–2025£705k£705k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
13.4 min walk
Canonbury

Nearby stations

Arsenal Underground StationPiccadilly
13 min walk
Finsbury Park Underground StationPiccadilly · Victoria
13 min walk
Manor House Underground StationPiccadilly
14 min walk
CanonburyNational Rail
17 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
18 min walk
No bus stops within 400m

39

Walkability score

62

Footpaths (500m)

0

Santander docks (800m)

1.8 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)

11

EV chargers (800m)

Total spaces (800m)22
Nearest car park613m
Santander docks (800m)0
Nearest cycle dock1.8 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: 3.3 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.1 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 STATHAM GROVE SURGERY

STATHAM GROVE, STOKE NEWINGTON, N16 9DP

5 min walk

90%

Recommend GP

90%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

27

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

20

Sports (1km)

3

Convenience

Nearest supermarketHighbury Natural · 822 m
10 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

617m

Post office

Nearby shops

Sainsbury's Local216 m
New Local Minimarket230 m
Costcutter308 m
Shopping Garden379 m

Nearby cafes

Fink's Pump House84 m
Hourglass Coffee268 m
Sage Kitchen344 m
Olivia374 m

Nearby restaurants

The White House75 m
Finks Salt and Sweet276 m
The Mountgrove Bothy362 m
Atlantic393 m

Nearby pubs

Clissold Park Tavern329 m
The Brownswood375 m
Brook Gate410 m
The Woodbine423 m

Nearby gyms

Paddling Pool380 m
Mudra Yoga417 m
pilates living N16425 m
Hackey Aerial Yoga439 m

Nearby pharmacies

C+H Chemist411 m
Safedale Pharmacy632 m
Allen Pharmacy755 m
Rowlands Pharmacy1.1 km

Nearby health

Statham Grove Surgery442 m
Vistara Smiles512 m
Blackstock Dental Care772 m
The Heron Practice859 m
Food hygiene (5-star)55% of 108

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

37

Investment score

Weak

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

41.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,228m
Crossrail 2 route1,256m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,350 nationally

1,640

Est. population

30,000/km²

65%

Employed

57%

Degree educated

£51,600

Median income

7.5%

Claimant rate

Inner cityVery high densityYoung professionals

41

Community stability

Age profile

21%
34%
25%
Under 1821%
18–3434%
35–4925%
50–6412%
65+9%

Tenure

26%
15%
47%
Own outright5%
Own (mortgage)26%
Private rent15%
Social rent47%
Shared ownership6%
Rent free1%

Ethnicity

31%
21%
18%
14%
White British31%
White Other21%
Asian9%
Black18%
Mixed7%
Other14%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine16%
No car household67%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent47%
Private rent15%

vs. London

Income vs London+22.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
48
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
3
Major developments (800m)
1
Planning apps (12 months)
16
Planning apps (3 years)
9
Local approval rate
63%
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
1
Under construction
0
Completed (3yr)
27
Largest scheme
402 homes · STOKE NEWINGTON FILTER BEDS, STOKE NEWINGTON FILTER BEDS, GREEN LANES, N4
Pipeline pressure
LOW

Named schemes (500m)

BARKWAY COURT, KINGS CRESCENT ESTATE, BARKWAY COURT, KINGS CRESCENT ESTATE, BROWNSWOOD ROAD, N4 2XL106 homes
completed
393, Highbury Quadrant, London, N5 2BF38 homes
completed
32 & 34, 32 & 34, BROWNSWOOD ROAD, N436 homes
completed
208-212, 208-212, GREEN LANES, N1624 homes
completed
FLEETWOOD SCHOOL, 224, FLEETWOOD SCHOOL, 224, STOKE NEWINGTON HIGH STREET, N1616 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
28.0%
Ward turnout
45%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Soraya AdejareGreen
Florence SchechterGreen

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Key facts for N5 2LA

Full postcodeN5 2LA
Postcode districtN5
BoroughLondon Borough of Hackney
WardBrownswood
Latitude51.560596
Longitude-0.092473
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
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