Postcode N16 5BL is located in a major urban area, within the Stoke Newington area of Hackney in the London region, and forms part of the Stamford Hill West area. It has very high deprivation and very low crime levels, with around 39.9 crimes per 1,000 residents per year, about 69% below the London average of 130 per 1,000. The average income per household in Stamford Hill West is £77,471 per year. The median sale price in Stoke Newington is £840,000 (around £884 per square foot), with typical sale prices between £528,750 and £1,315,000. The nearest station is Stoke Newington, about 0.3 miles away. There are 5 primary and 1 secondary schools in the area. There are 3 parks nearby, the closest small park is Allens Garden.
Stamford Hill West has a very high level of deprivation, ranked at position 4,694 out of 32,844 areas in England, placing it within the top 14% most deprived areas in England.
Stamford Hill West has a very low crime rate, with approximately 39.9 reported incidents per 1,000 population each year.
Approximately 23.8% of homes on this street are social housing provided by a local council or housing association. Across the surrounding area, around 33.5% of dwellings are socially rented.
The average income per household in Stamford Hill West is £77,471 per year.
No significant noise sources from railways or roads near N16 5BL.
Stamford Hill West near N16 5BL has no flood risk (less than 0.1% chance of a flood each year) from rivers and sea.
The nearest station is Stoke Newington located about 0.3 miles away. There are 4 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.3 mi | 2 | Stoke Newington | Overground | Walking directions to Stoke Newington |
| 0.6 mi | 3 | Stamford Hill | Overground | Walking directions to Stamford Hill |
| 0.7 mi | 2,3 | Manor House | Piccadilly | Walking directions to Manor House |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.1 mi | Allens Garden | Small | Walking directions to Allens Garden |
| 0.5 mi | Church Street Gardens | Small | Walking directions to Church Street Gardens |
| 0.5 mi | Kynaston Gardens | Small | Walking directions to Kynaston Gardens |
Based on 95 recent sales, the median property price is £840,000 (about £884 per square foot) in Stoke Newington area, with individual transactions ranging from £173,051 up to £2,235,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Terraced | 38 | £1,352,500 | £963 |
| Semi-Detached | 5 | £1,286,500 | £940 |
| Detached | 1 | £860,000 | £726 |
| Flats | 51 | £540,000 | £793 |
Sale price
| Year | Flats | Semi-Detached | Terraced |
|---|---|---|---|
| 2016 | £521,500 | £1,040,000 | £1,000,000 |
| 2017 | £500,000 | £1,060,000 | £1,163,000 |
| 2018 | £491,267 | £514,000 | £1,070,000 |
| 2019 | £532,000 | £1,055,000 | £1,018,300 |
| 2020 | £500,000 | £869,318 | £1,175,000 |
| 2021 | £535,000 | £1,302,500 | £1,195,000 |
| 2022 | £542,500 | £930,000 | £1,260,000 |
| 2023 | £542,550 | £1,102,500 | £1,300,000 |
| 2024 | £531,500 | £820,000 | £1,250,000 |
| 2025 | £540,000 | £1,550,625 | £1,424,500 |
| 2026 | £535,000 | £1,286,500 | £1,381,250 |
Price per sq ft
| Year | Flats | Semi-Detached | Terraced |
|---|---|---|---|
| 2016 | £724 | £705 | £774 |
| 2017 | £739 | £895 | £828 |
| 2018 | £724 | £349 | £816 |
| 2019 | £721 | £990 | £814 |
| 2020 | £720 | £840 | £877 |
| 2021 | £733 | £860 | £841 |
| 2022 | £785 | £827 | £950 |
| 2023 | £748 | £891 | £906 |
| 2024 | £805 | £556 | £965 |
| 2025 | £787 | £1,042 | £972 |
| 2026 | £789 | £830 | £949 |
There were 50+ recent sold properties in the last 18 months near N16 5BL.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 03 Jul 2026 | Flat 35, Latitude Apartments, 77A, Manor Road, London, N16 5NZ | Flats | Leasehold | £546,000 | |
| 04 Mar 2026 | Flat 29, Latitude Apartments, 77A, Manor Road, London, N16 5NZ | Flats | Leasehold | £375,000 | |
| 25 Jul 2025 | Flat 32, Latitude Apartments, 77A, Manor Road, London, N16 5NZ | Flats | Leasehold | £540,000 | |
| 12 Mar 2026 | 56, Manor Road, London, N16 5BN | Semi-Detached | Freehold | £1,650,000 | |
| 11 Mar 2026 | 56, Manor Road, London, N16 5BN | Flats | Leasehold | £1,110,000 |
In the N16 5BL postcode area, located within Stamford Hill West, there are 5 primary and 1 secondary schools in close proximity.
Ratings include official Ofsted judgements and Area360 summaries of inspection grades. Open a school’s inspection details to see the full breakdown.
| Distance | Phase | Name | Type | Rating | Links |
|---|---|---|---|---|---|
| 0.1 mi | Not applicable | T T T Y Y School | Other independent school | Ofsted rating. Inspected 24 Jun 2025. | |
T T T Y Y School ratingOfsted four-point inspection gradesInspected 24 Jun 2025
| |||||
| 0.2 mi | Primary | Grazebrook Primary School | Community school | Ofsted rating. Inspected 1 Nov 2023. | |
Grazebrook Primary School ratingOfsted four-point inspection gradesInspected 1 Nov 2023
| |||||
| 0.3 mi | Not applicable | Side By Side School | Other independent special school | Ofsted rating. Inspected 1 Jul 2025. | |
Side By Side School ratingOfsted four-point inspection gradesInspected 1 Jul 2025
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15 nearby supermarkets & convenience stores within 0.5 mi of N16 5BL
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.2 mi | 1010 Supermarket | Manor Road, Hackney, N16 5SH | Walking directions to 1010 Supermarket |
| 0.3 mi | Morrisons | 47-49 Stamford Hill, London, N16 5SR | Walking directions to Morrisons |
| 0.3 mi | Zelal Supermarket | Manor Parade, Hackney, N16 5SG | Walking directions to Zelal Supermarket |
| 0.3 mi | Londis | 43-45 Stamford Hill, London, N16 5SR | Walking directions to Londis |
| 0.3 mi | Magdalenka sklep polski | 62d Stamford Hill, London, N16 6XS | Walking directions to Magdalenka sklep polski |
Annual council tax rates for Hackney district.
Council tax bands are based on the value of your property. Most homes fall into bands A to D.
Elected local representatives for N16 5BL, including ward councillors and the local member of parliament.
Ifhat Shaheen
Stoke Newington - Elected 7 May 2026
Jacob Cable
Stoke Newington - Elected 7 May 2026
Reiner Tegtmeyer
Stoke Newington - Elected 7 May 2026
Diane Abbott
Hackney North and Stoke Newington - Elected 4 Jul 2024
The area around N16 5BL records about 40 crimes per 1,000 residents per year, which is a very low crime rate for England: it scores 2 out of 10 on the Area360 crime scale, where 10 is the highest crime level. Across London as a whole the rate is about 130 per 1,000. The most common offences locally are violence and sexual offences, theft from the person and other theft.
The median sale price around N16 5BL in Stoke Newington is £840,000 (about £884 per square foot) based on 95 registered sales according to HM Land Registry data.
There are 20 schools close to N16 5BL, including T T T Y Y School (Inadequate), Grazebrook Primary School (Outstanding) and Side By Side School (Outstanding). Ratings are official Ofsted judgements or Area360 summaries of the latest available inspection grades.
The closest station to N16 5BL is Stoke Newington in TfL zone 2, about 515 m away, serving the Overground line.
N16 5BL scores 9 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 4,694 of 32,844 in England on the official Index of Multiple Deprivation (rank 1 is the most deprived).
The Member of Parliament for Hackney North and Stoke Newington covering N16 5BL is Diane Abbott (Labour Party), elected at the 2024 general election. The area is represented by 3 local councillors: Ifhat Shaheen (Green Party), Jacob Cable (Green Party) and Reiner Tegtmeyer (Green Party).