Postcode N16 5ED is located in a major urban area, within the Woodberry Down area of Hackney in the London region, and forms part of the Stamford Hill West area. It has very high deprivation and high crime levels, with around 104.9 crimes per 1,000 residents per year, about 19% 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 Woodberry Down is £610,000 (around £846 per square foot), with typical sale prices between £495,000 and £735,000. The nearest station is Stamford Hill, about 0.3 miles away. There are 2 primary and 2 secondary schools in the area. There are 4 parks nearby, the closest small park is Paignton Park.
Stamford Hill West has a very high level of deprivation, ranked at position 2,374 out of 32,844 areas in England, placing it within the top 7% most deprived areas in England.
Stamford Hill West has a high crime rate, with approximately 104.9 reported incidents per 1,000 population each year.
Approximately 41.1% 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 5ED.
Stamford Hill West near N16 5ED has no flood risk (less than 0.1% chance of a flood each year) from rivers and sea.
The nearest station is Stamford Hill located about 0.3 miles away. There are 5 stations nearby.
| Distance | Zone | Name | Lines | Directions |
|---|---|---|---|---|
| 0.3 mi | 3 | Stamford Hill | Overground | Walking directions to Stamford Hill |
| 0.5 mi | 2 | Stoke Newington | Overground | Walking directions to Stoke Newington |
| 0.6 mi | 2,3 | Manor House | Piccadilly | Walking directions to Manor House |
| Distance | Name | Size | Directions |
|---|---|---|---|
| 0.5 mi | Paignton Park | Small | Walking directions to Paignton Park |
| 0.2 mi | Allens Garden | Small | Walking directions to Allens Garden |
| 0.5 mi | Spring Park | Small | Walking directions to Spring Park |
Based on 109 recent sales, the median property price is £610,000 (about £846 per square foot) in Woodberry Down area, with individual transactions ranging from £108,750 up to £1,525,000.
| Type | Sales | Median | £/sq ft |
|---|---|---|---|
| Terraced | 2 | £1,110,000 | £943 |
| Flats | 107 | £607,680 | £846 |
Sale price
| Year | Flats |
|---|---|
| 2016 | £566,000 |
| 2017 | £585,000 |
| 2018 | £498,750 |
| 2019 | £627,000 |
| 2020 | £595,000 |
| 2021 | £565,900 |
| 2022 | £659,750 |
| 2023 | £480,000 |
| 2024 | £559,759 |
| 2025 | £580,000 |
| 2026 | £560,000 |
Price per sq ft
| Year | Flats |
|---|---|
| 2016 | £797 |
| 2017 | £815 |
| 2018 | £809 |
| 2019 | £880 |
| 2020 | £853 |
| 2021 | £880 |
| 2022 | £794 |
| 2023 | £745 |
| 2024 | £847 |
| 2025 | £896 |
| 2026 | £756 |
There were 43 recent sold properties in the last 18 months near N16 5ED.
| Date | Address | Type | Tenure | Price | Map |
|---|---|---|---|---|---|
| 27 Jul 2026 | 18B, Cranwich Road, London, N16 5JX | Flats | Leasehold | £400,000 | |
| 27 Jul 2026 | 18C, Cranwich Road, London, N16 5JX | Flats | Leasehold | £260,000 | |
| 28 Jan 2026 | Ground Floor Flat & Basement, 26, Cranwich Road, London, N16 5JX | Flats | Leasehold | £520,000 | |
| 13 Jan 2026 | 22B, Cranwich Road, London, N16 5JX | Flats | Leasehold | £650,000 | |
| 10 Sept 2025 | 32, Fairholt Road, London, N16 5HW | Semi-Detached | Freehold | £1,300,000 |
In the N16 5ED postcode area, located within Stamford Hill West, there are 2 primary and 2 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 |
|---|---|---|---|---|---|
| 0.0 mi | Primary | Holmleigh Primary School | Community school | Area360 rating. Inspected 28 Jan 2025. | |
Holmleigh Primary School ratingOfsted four-point inspection gradesInspected 28 Jan 2025
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| 0.0 mi | Not applicable | Beis Aharon School | Other independent school | Ofsted rating. Inspected 24 Jun 2025. | |
Beis Aharon School ratingOfsted four-point inspection gradesInspected 24 Jun 2025
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| 0.2 mi | Not applicable | Beis Rochel D'satmar School | Other independent school | Unrated. | |
Beis Rochel D'satmar School ratingInspection information
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15 nearby supermarkets & convenience stores within 0.5 mi of N16 5ED
| Distance | Name | Address | Directions |
|---|---|---|---|
| 0.3 mi | Tesco Express | Unit 1A Seven Sisters Road, London, N4 2XE | Walking directions to Tesco Express |
| 0.3 mi | YOHOME Oriental Lifestyle | Goodchild Road, Hackney, N4 2BA | Walking directions to YOHOME Oriental Lifestyle |
| 0.4 mi | Goldstar Stores | Woodberry Grove, Hackney, N4 2LZ | Walking directions to Goldstar Stores |
| 0.4 mi | Tiny's Local | Haringey, N15 6RA | Walking directions to Tiny's Local |
| 0.4 mi | Sainsbury's Local | 147 Woodberry Grove, London, N4 2SB | Walking directions to Sainsbury's Local |
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 5ED, including ward councillors and the local member of parliament.
Florence Cullen Davies
Woodberry Down - Elected 7 May 2026
Sarah Young
Woodberry Down - Elected 7 May 2026
David Lammy
Tottenham - Elected 4 Jul 2024
The area around N16 5ED records about 105 crimes per 1,000 residents per year, which is a high crime rate for England: it scores 8 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, anti-social behaviour and public order.
The median sale price around N16 5ED in Woodberry Down is £610,000 (about £846 per square foot) based on 109 registered sales according to HM Land Registry data.
There are 20 schools close to N16 5ED, including Holmleigh Primary School (Good), Beis Aharon School (Good) and Beis Rochel D'satmar School. Ratings are official Ofsted judgements or Area360 summaries of the latest available inspection grades.
The closest station to N16 5ED is Stamford Hill in TfL zone 3, about 524 m away, serving the Overground line.
N16 5ED scores 10 out of 10 on the deprivation scale, where 10 is the most deprived. Its neighbourhood ranks 2,374 of 32,844 in England on the official Index of Multiple Deprivation (rank 1 is the most deprived).
The Member of Parliament for Tottenham covering N16 5ED is David Lammy (Labour Party), elected at the 2024 general election. The area is represented by 2 local councillors: Florence Cullen Davies (Green Party) and Sarah Young (Labour Party).