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Neighbourhood · Hackney

Woodberry Down & Manor House: house prices and how the area is changing

Official figures for the Woodberry Down & Manor House neighbourhood of Hackney, England (ONS area Hackney 002). Headline figures assembled 11 October 2026. Postcodes N16, N4. Figures that read a point use the neighbourhood's centre, near N4 2TT.

A middle-income neighbourhood, showing clear signs of gentrification

Woodberry Down & Manor House is a middle-income neighbourhood; it shows clear signs of gentrification against Hackney (5 of 20 signals rising, 1 falling). Flats here typically resell for £482,225 (median resale price, 2023-2025). Recorded crime is in line with Hackney (1.0 times the borough's rate), schools nearby are improving in line with the council's and the nearest station, Manor House, is about a 5-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

£482,225

Median resale price of flats in the neighbourhood, 2023-2025; +7% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Middle 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

Clear signs

Weighted balance +0.26; 5 of 20 signals up, 1 down, against the borough.

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

Deprivation

Decile 5 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 5.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£68,400

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

Source: Office for National Statistics

Recorded crime

1.0 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 Woodberry Down & Manor House sits in Hackney

  • Typical flat price: 7th lowest of the 29 neighbourhoods in Hackney with enough flat sales for one
  • Average household income: 10th lowest 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 Woodberry Down & Manor House

Flat prices: Woodberry Down & Manor House against Hackney: This neighbourhood £47k (1995) to £519k (2026); Hackney £50k (1995) to £513k (2026).£107k£491k2026202120162011200620011995This neighbourhood£519kHackney£513k
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

5 of 20 counted signals point towards rising affluence against Hackney, 1 the other way and 14 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

  • Degree-educated residents
  • Residents aged 25 to 29
  • Household income
  • New-build activity
  • Borough against the region

Falling behind the borough

  • Recorded crime

Stations and schools nearby

Nearest stations

  • Manor House Underground station, about a 5-minute walk from the neighbourhood's centre (340 m in a straight line).
  • Harringay Green Lanes Railway station, about an 11-minute walk from the neighbourhood's centre (800 m in a straight line). About 8 trains an hour leave between 07:00 and 19:00 on a weekday: London Overground to Barking Riverside (about 31 min) and Gospel Oak (about 12 min).

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 Woodberry Down Community Primary School 250 m from the neighbourhood's centre. Ofsted: Good (Dec 2023).
  • Nearest state secondary school Skinners' Academy 250 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 7 areas (Apr 2026).

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 Woodberry Down & Manor House

What is the typical flat price in Woodberry Down & Manor House?

£482,225. Median resale price of flats in the neighbourhood, 2023-2025; +7% against 2017-2019.

How does Woodberry Down & Manor House compare with the rest of Hackney?

Typical flat price: 7th lowest of the 29 neighbourhoods in Hackney with enough flat sales for one. Average household income: 10th lowest of 30 neighbourhoods in Hackney.

Is Woodberry Down & Manor House an affluent area?

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

Is Woodberry Down & Manor House gentrifying?

Clear signs. Weighted balance +0.26; 5 of 20 signals up, 1 down, against the borough.

What is the nearest station to Woodberry Down & Manor House?

Manor House. Underground station, about a 5-minute walk from the neighbourhood's centre (340 m in a straight line).

Which state schools are nearest to Woodberry Down & Manor House?

Nearest state primary school. Woodberry Down Community Primary School. 250 m from the neighbourhood's centre. Ofsted: Good (Dec 2023). Nearest state secondary school. Skinners' Academy. 250 m from the neighbourhood's centre. Ofsted: Report card: Expected standard in 7 areas (Apr 2026).

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.