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Buying at N16 6LB

Before you offer on a home at N16 6LB: the checks to raise with your surveyor and conveyancer, whether an asking price stands up against what sold nearby, how prices here have moved since 1995, what it costs to run a home, and a buyer's report for every home on the postcode.

1 thing to raise before an offer, and a street where the typical sale was £500k. In Stamford Hill South.

1 to check4 clear£500k typical on Oldhill Street

The checklist

Before you make an offer

Check
Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.
Note
Article 4 directionSome work normally allowed without planning permission needs it here (London borough of Hackney).
Note
3 listed buildings within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.
Note
Busy road: A10, 930 m awayAbout 33,728 vehicles a day in 2025 (DfT traffic counts).
Note
Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.
Clear
No coal mining riskOutside the Coal Authority's coalfield.
Clear
No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.
Clear
Quiet by WHO standardsRoad traffic about 53 dB (24-hour average), under the WHO guideline of 53.
Clear
Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Xoserve, UKHSA/BGS radon atlas, BGS GeoSure, Coal Authority, Environment Agency (© Environment Agency copyright and/or database right 2026), Defra noise maps, Historic England, Ofcom, council planning registers (OGL). For a particular home, its buyer's report (below) adds tenure, energy rating, age and extensions.

Price

Is the asking price fair?

£500ktypical sale on Oldhill Street, last 10 years

£7,800typical price per m² in Stamford Hill South

£5,950–£18,030per m² for homes at N16 6LB sold since 2015

Multiply a home's floor area (on its energy certificate) by £7,800 for a neighbourhood benchmark: 90 m² comes to about £702k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

Trend

Prices in Stamford Hill South

Stamford Hill South

+14% over ten years (2015 to 2025).

Typical (median) sale price each year, all home types, HM Land Registry.

Comparables

What sold nearby in the last two years

Type	Sales	Typical	Range
Detached	1	£1.25m	£1.25m – £1.25m
Semi-detached	3	£1.28m	£750k – £2.67m
Terraced	3	£875k	£500k – £1.28m
Flat	20	£477k	£167k – £810k

Standard sales in Stamford Hill South. Every recent sale.

Running costs

What it costs to live here

A home's own band, energy rating and typical bills are in its buyer's report.

MHCLG council tax; Xoserve gas connections.

Supply

How often homes come up

4sales on Oldhill Street in the last two years

27sales in Stamford Hill South in the last two years

HM Land Registry standard sales.

Check a home

Buyer's reports for homes at N16 6LB

Home	Last sold	Floor area
2c, Oldhill StreetTerraced	£400,000, May 2008	–	Buyer's report →
4c, Oldhill StreetTerraced	£150,000, Jul 2002	–	Buyer's report →
8, Oldhill StreetTerraced	£1,100,000, Feb 2021	61 m²	Buyer's report →
10, Oldhill StreetTerraced	£750,000, Jun 2013	133 m²	Buyer's report →
22, Oldhill StreetTerraced	£367,500, Dec 2002	121 m²	Buyer's report →
28, Oldhill StreetTerraced	£93,000, Jan 1999	–	Buyer's report →
32, Oldhill StreetTerraced	£1,455,000, Nov 2024	201 m²	Buyer's report →
34a, Oldhill StreetFlat	£375,000, Jun 2015	63 m²	Buyer's report →
36, Oldhill StreetTerraced	£100,000, Apr 1995	155 m²	Buyer's report →

Each report: sale history, today's estimate, energy rating, running costs and the questions for your solicitor.

More for buying: Where can I afford? · How much to offer · Buying checklist · Check your documents

Go deeper

Checking this postcode…

Buying at N16 6LB

1 thing to raise before an offer, and a street where the typical sale was £500k. In Stamford Hill South.

1 to check4 clear£500k typical on Oldhill Street

Before you make an offer

Check

Ground: shrink-swell clay (subsidence) significantBGS rates the wider 5 km area for these; it describes the area, not the plot. Mention it to your surveyor, especially for an older home or big trees near the house.

Note

Article 4 directionSome work normally allowed without planning permission needs it here (London borough of Hackney).

Note

3 listed buildings within 200 mIf the home itself is listed, most changes inside and out need consent: check the National Heritage List.

Note

Busy road: A10, 930 m awayAbout 33,728 vehicles a day in 2025 (DfT traffic counts).

Note

Inside London's ULEZOlder vehicles that don't meet its standards pay a daily charge to drive here.

Clear

No coal mining riskOutside the Coal Authority's coalfield.

Clear

No river or sea flood risk recordedNot in the Environment Agency's high or medium risk areas. Surface water isn't included: check the exact address on GOV.UK.

Clear

Quiet by WHO standardsRoad traffic about 53 dB (24-hour average), under the WHO guideline of 53.

Clear

Gigabit broadband100% of premises in the postcode can get it (Ofcom).

Is the asking price fair?

£500ktypical sale on Oldhill Street, last 10 years

£7,800typical price per m² in Stamford Hill South

£5,950–£18,030per m² for homes at N16 6LB sold since 2015

Multiply a home's floor area (on its energy certificate) by £7,800 for a neighbourhood benchmark: 90 m² comes to about £702k. Check an asking price.

HM Land Registry sold prices; floor areas from energy certificates.

What homes cost and rent in Stamford Hill South, by size

Size	Typical value today	Cheaper quarter	Estimated rent	Gross yield
1 bed	£386k	£315k	£1,750 a month	5.4%
2 beds	£383k	£331k	£2,160 a month	6.8%
3 beds	£585k	£515k	£2,900 a month	5.9%
4+ beds	£1.19m	£1.11m	£3,400 a month	3.4%
All homes	£462k	£365k	£2,410 a month	6.3%

Values: sales since 2021 of homes with an energy certificate (bedrooms estimated from its rooms), carried to today on the local price index; the cheaper quarter is what a quarter of them go for under. Rents are estimates: the council's typical private rent (ONS) adjusted for how values here compare, or the postcode district's own rent (ONS, London). Gross yield = a year's rent ÷ value, before costs. Compare it with other places