Brownswood · Hackney · Tottenham constituency · 51.56100, -0.09436

N5 2LS— Brownswood, Hackney

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

The family fortress

 

Top 10% LondonSchools 100%Safety 82/100Transport 47/100Low yield 2.78%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
82
Schools
60
Transport
47
Environment
77
Investment
39

The bottom line

N5 2LS offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £798,000 median — a strong choice for Families.

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Location

N5 2LS

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+53.5% vs London avg
vs London income+22.9% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for N5 2LS

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

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“The family fortress”

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How N5 2LS 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 · 10 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.1 incidents per 1,000 residents

Better than 58% of London
→ Stable

-39% vs borough

Crime by type

Other23%
Violence & sexual offences23%
Anti-social behaviour19%
Theft12%
Vehicle crime9%
Robbery6%
Burglary5%
Drug offences2%

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 · 1.2km

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£798,000

Median sale price

Top 25% — 53% above London median

£798,000 is 53% above the London median (£520,000)

-14.5%

This year

Flat

Dominant type

Price history

5-year change
+0.1%
Sales (24 months)7
New build0.0%
Avg terraced£728,000
Avg flat£857,250
Price per m²£9,987/m²
Price per ft²£928/ft²
Avg floor area82.4 m²

EPC breakdown

C
22%
D
25%
E
4%

Based on 51 properties · Confidence: high

Street mix

Semi 1%Terraced 21%Flat 78%

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£27,400
First-time buyerFTB
£27,400
Additional propertyBTL/2nd
£51,340

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

15.5×

Price-to-income

£3,992/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£206,000
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7.9%

Total change

+873%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.9%

per year

Acceleration

-95.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 94 sales

Property Type Mix

Total: 94 sales

Semi-detached1.1%
Terraced21.3%
Flat/maisonette77.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£82k£210k+156.1%3.2
Post-dot-com plateau2002–2004£260k£278k+6.7%4.7
Pre-crash peak2005–2007£238k£553k+132.6%6.3
GFC & correction2008–2012£562k£460k-18.2%3.3
Help-to-Buy recovery2013–2016£461k£715k+55.3%3.2
Brexit uncertainty2017–2018£733k£763k+4.1%3
Pandemic surge2020–2021£647k£798k+23.3%2.5
Rate-rise correction2022–2023£725k£1.24m+71%2
Current market2024–2026£503k£798k+58.8%2.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.4% alpha

Weakest performer

Terraced

+0.4% alpha

Flat/maisonette+2.4% α
Local
8.7%
District
6.3%
Terraced+0.4% α
Local
8.5%
District
8.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Manor House Underground StationPiccadilly line
12.5 min walk
Finsbury Park

Nearby stations

Finsbury ParkNational Rail
11 min walk
Finsbury Park Underground StationPiccadilly · Victoria
12 min walk
Arsenal Underground StationPiccadilly
12 min walk
Manor House Underground StationPiccadilly
14 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
20 min walk
No bus stops within 400m

39

Walkability score

53

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)

10

EV chargers (800m)

Total spaces (800m)22
Nearest car park602m
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: 3.4 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 91% 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 STATHAM GROVE SURGERY

STATHAM GROVE, STOKE NEWINGTON, N16 9DP

7 min walk

90%

Recommend GP

90%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

27

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

17

Sports (1km)

3

Convenience

Nearest supermarketHighbury Natural · 808 m
6 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

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)

707m

Post office

Nearby shops

Costcutter211 m
Sainsbury's Local232 m
Wallers Grocery288 m
Shop Cuvèe291 m

Nearby cafes

Sage Kitchen208 m
Fink's Pump House220 m
Hourglass Coffee269 m
Internet Cafe306 m

Nearby restaurants

Finks Salt and Sweet138 m
The White House198 m
The Mountgrove Bothy228 m
Sunlight Kebab281 m

Nearby pubs

Brook Gate277 m
The Woodbine320 m
The Brownswood349 m
T-Bird358 m

Nearby gyms

LIM416 m
The Castle Climbing Centre495 m
Paddling Pool518 m
Mudra Yoga554 m

Nearby pharmacies

C+H Chemist282 m
Safedale Pharmacy761 m
Rowlands Pharmacy1.1 km

Nearby health

Vistara Smiles454 m
Statham Grove Surgery554 m
Blackstock Dental Care635 m
Smile & Shine Dental Practice787 m
Food hygiene (5-star)57% of 94

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

39

Investment score

Weak

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 68%
Gentrification score25/100
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

58.6

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,264m
Crossrail 2 route1,389m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,595 nationally

1,707

Est. population

19,101/km²

74%

Employed

71%

Degree educated

£51,600

Median income

2.8%

Claimant rate

Urban coreVery high densityYoung professionals

31

Community stability

Age profile

15%
43%
23%
Under 1815%
18–3443%
35–4923%
50–6412%
65+7%

Tenure

23%
48%
15%
Own outright13%
Own (mortgage)23%
Private rent48%
Social rent15%

Ethnicity

51%
22%
White British51%
White Other22%
Asian6%
Black7%
Mixed10%
Other4%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine8%
No car household62%
Unemployed4%
No qualifications6%

Housing tenure (Census 2021)

Private rent48%
Social rent16%

vs. London

Income vs London+22.9%
Price vs London+53.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
52
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
1
Planning apps (12 months)
16
Planning apps (3 years)
8
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)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
22
Largest scheme
402 homes · STOKE NEWINGTON FILTER BEDS, STOKE NEWINGTON FILTER BEDS, GREEN LANES, N4
Pipeline pressure
LOW

Named schemes (500m)

STOKE NEWINGTON FILTER BEDS, STOKE NEWINGTON FILTER BEDS, GREEN LANES, N4402 homes
completed
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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£798,000)

£27,400

Standard buyer

£27,400

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 N5 2LS

Full postcodeN5 2LS
Postcode districtN5
BoroughLondon Borough of Hackney
WardBrownswood
Latitude51.560996
Longitude-0.094361
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