Neighbourhood · Hackney

Stamford Hill West: house prices and how the area is changing

Official figures for the Stamford Hill West neighbourhood of Hackney, England (ONS area Hackney 003). Headline figures assembled 11 October 2026. Postcodes N16, N4. Figures that read a point use the neighbourhood's centre, near N16 5EE.

A neighbourhood with below-average incomes, changing little against Hackney

Stamford Hill West is a neighbourhood with below-average incomes; it is changing little against Hackney (signals are mixed: 4 rising and 4 falling of 23). Flats here typically resell for £485,000 (median resale price, 2023-2025). Recorded crime is lower than across Hackney (0.5 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Stamford Hill, is about an 8-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 11 October 2026; source dates are shown below.

Typical flat price

£485,000

Median resale price of flats in the neighbourhood, 2023-2025; +13% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Mixed signs

Weighted balance +0.04; 4 of 23 signals up, 4 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 1 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 1 to 2.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£77,500

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

0.5 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Stamford Hill West sits in Hackney

Typical flat price: joint 8th lowest of the 29 neighbourhoods in Hackney with enough flat sales for one
Average household income: 6th highest of 30 neighbourhoods in Hackney

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 11 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Stamford Hill West

Median resale price of houses each year here and across Hackney, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Hackney, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 11 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

4 of 23 counted signals point towards rising affluence against Hackney, 4 the other way and 15 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Recent price momentum
Home improvement applications
Premium home works
Borough against the region

Falling behind the borough

Degree-educated residents
Income deprivation ranking
Homes selling
Benefit claims (DWP)

Stations and schools nearby

Nearest stations

Stamford Hill Railway station, about an 8-minute walk from the neighbourhood's centre (570 m in a straight line). About 9.8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to London Liverpool Street (about 18 min) and Enfield Town (about 18 min).
Manor House Underground station, about a 14-minute walk from the neighbourhood's centre (1.1 km in a straight line).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Holmleigh Primary School 70 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Jan 2025).
Nearest state secondary school Lubavitch House School (Senior Girls) 560 m from the neighbourhood's centre. Ofsted: Good (Sep 2022).

Schools: Department for Education, Get Information about Schools (11 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Stamford Hill West

What is the typical flat price in Stamford Hill West?

£485,000. Median resale price of flats in the neighbourhood, 2023-2025; +13% against 2017-2019.

How does Stamford Hill West compare with the rest of Hackney?

Typical flat price: joint 8th lowest of the 29 neighbourhoods in Hackney with enough flat sales for one. Average household income: 6th highest of 30 neighbourhoods in Hackney.

Is Stamford Hill West an affluent area?

Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Stamford Hill West gentrifying?

Mixed signs. Weighted balance +0.04; 4 of 23 signals up, 4 down, against the borough.

What is the nearest station to Stamford Hill West?

Stamford Hill. Railway station, about an 8-minute walk from the neighbourhood's centre (570 m in a straight line). About 9.8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to London Liverpool Street (about 18 min) and Enfield Town (about 18 min).

Which state schools are nearest to Stamford Hill West?

Nearest state primary school. Holmleigh Primary School. 70 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Jan 2025). Nearest state secondary school. Lubavitch House School (Senior Girls). 560 m from the neighbourhood's centre. Ofsted: Good (Sep 2022).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.