Brownswood · Hackney · Tottenham constituency · 51.56116, -0.09712

N5 2LT— Brownswood, Hackney

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

The family fortress

 

Top 13% LondonSchools 100%Safety 82/100Transport 50/100Yield 4.75%

Best for: Families

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Strong for families — high safety and school scores

Liveability
72
Safety
82
Schools
100
Transport
50
Environment
77
Investment
58

The bottom line

N5 2LT offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £467,500 median — a strong choice for Families.

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Location

N5 2LT

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-10.1% vs London avg
vs London income+22.9% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for N5 2LT

🛡️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 2LT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gillespie Primary School

Outstanding · Inspected Nov 2023 · 3 min walk

KS2: 109.6

—

Secondary

Highbury Fields School

Not yet inspected · 12 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 16 min walk

6 primaries · 2 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.3km

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£467,500

Median sale price

10% below London median

£467,500 is 10% below the London median (£520,000)

-62.1%

This year

Flat

Dominant type

Price history

5-year change
+5.1%
Sales (24 months)6
New build0.0%
Avg flat£467,500
Price per m²£7,626/m²
Price per ft²£709/ft²
Avg floor area60.5 m²

EPC breakdown

B
1%
C
39%
D
21%
E
8%

Based on 69 properties · Confidence: high

Street mix

Terraced 8%Flat 89%Other 4%

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£10,875
First-time buyerFTB
£2,125
Additional propertyBTL/2nd
£24,900

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

9.1×

Price-to-income

£2,339/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£151,250
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+3.1%

Total change

+159%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.8%

per year

Acceleration

+2.71

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £125k–£150k · 102 sales

Property Type Mix

Total: 102 sales

Terraced7.8%
Flat/maisonette92.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£173k£143k-17.4%3.7
Post-dot-com plateau2001–2004£103k£240k+133%3.2
Pre-crash peak2005–2007£160k£446k+178.8%3.7
GFC & correction2008–2012£190k£250k+31.6%3.8
Help-to-Buy recovery2013–2016£310k£665k+114.5%2.8
Brexit uncertainty2017–2019£460k£330k-28.3%2.3
Pandemic surge2020–2021£448k£445k-0.6%5
Rate-rise correction2022–2023£480k£463k-3.5%3.5
Current market2024–2026£487k£447k-8.2%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
5.4%
District
5.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing3
Trend Position100

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
12.2 min walk
Finsbury Park

Nearby stations

Finsbury ParkNational Rail
9 min walk
Finsbury Park Underground StationPiccadilly · Victoria
9 min walk
Arsenal Underground StationPiccadilly
10 min walk
Manor House Underground StationPiccadilly
13 min walk
Holloway Road Underground StationPiccadilly
18 min walk
No bus stops within 400m

41

Walkability score

21

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

2

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)22
Nearest car park572m
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 AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.4 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

9 min walk

75%

Recommend GP

75%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

33

Restaurants (800m)

21

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

11

Convenience

Nearest supermarketHighbury Natural · 783 m
2 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

622m

Post office

Nearby shops

Wallers Grocery115 m
Shop Cuvèe123 m
Ex Londis124 m
Sari Ciceak Supermarket124 m

Nearby cafes

Sage Kitchen17 m
Star Express Cafe121 m
Cinnamon Village143 m
Dezato152 m

Nearby restaurants

The Mountgrove Bothy38 m
Finks Salt and Sweet60 m
Sunlight Kebab99 m
Perfect Fried Chicken104 m

Nearby pubs

Brook Gate88 m
T-Bird166 m
Kings Head193 m
Drfo195 m

Nearby gyms

LIM340 m
Fitness First478 m
The Castle Climbing Centre562 m
Paddling Pool709 m

Nearby pharmacies

C+H Chemist101 m
Rowlands Pharmacy1.0 km

Nearby health

Vistara Smiles394 m
Blackstock Dental Care459 m
Smile & Shine Dental Practice623 m
Statham Grove Surgery703 m
Food hygiene (5-star)56% of 126

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

58

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
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

71.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,273m
Crossrail 2 route1,581m

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-10.1%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
53
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
9
Local approval rate
54%
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)
20
Largest scheme
711 homes · Highbury Stadium, Avenell Road, Rear of 73-103 Gillespie Road, at land 117-119 Gillespie Road; and land at 133-139 Highbury Hill, London, N5 1BU
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
LAND TO REAR OF, 102-118, LAND TO REAR OF, 102-11838 homes
completed
Former Brownswood Library, Former Brownswood Library, Brownswood Road, N4 2ST17 homes
completed
3-14, 3-14, BLACKSTOCK MEWS, N416 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 (£467,500)

£10,875

Standard buyer

£2,125

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 N5 2LT

Full postcodeN5 2LT
Postcode districtN5
BoroughLondon Borough of Hackney
WardBrownswood
Latitude51.561157
Longitude-0.097124
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