Market outlook for N16
Key indicators for buyers
The N16 market is moderately favourable for buyers. Prices have softened (-26.6%), which could present a buying opportunity. Affordability has improved from a peak of 17.6x in 2020 to 11.9x today. Rising rents (£2,589/mo, +2.9%) mean the cost of waiting is real.
Price trends
Yearly averages · HM Land Registry Price Paid Data
Prices by property type
2026averages · HM Land Registry Price Paid Data
Affordability ratio
House price ÷ median earnings · ONS data
Affordability data shown for wider Hackney area
A home in Hackney costs 11.9x the local median salary — very stretched, improving from a peak of 17.6x in 2020.
Rental trends
Average monthly rent · ONS Private Rental Index
Rental data shown for wider Hackney area
Average monthly rent in Hackney is £2,589, up 2.9% year-on-year. Rents have risen consistently over the past five years.
Monthly mortgage
2yr fixed · 75% LTV · 25yr term · BoE avg. rate
Based on the average Hackney price of £542,563 with a 25% deposit (£136k), a 2-year fixed mortgage at 3.97% costs around £2,141 per month.
Rent vs buy snapshot
Monthly cost comparison based on current data
Uses N16 avg. price with Hackney rental data
Monthly mortgage payments (£2,141) are £448 less than renting (£2,589). However, buying requires an upfront deposit of £136k — it would take around 7 years to recoup that cost compared to renting and investing the difference.
Recent sales
Latest transactions · HM Land Registry Price Paid Data
| Address | Type | Price | Date |
|---|---|---|---|
FLAT 16, HOLLAND HOUSE, 42, NEWINGTON GREEN N16 9PQ | Flat/Maisonette | £485,000 | 23 Jan 2026 |
87C, CAZENOVE ROAD N16 6BB | Flat/Maisonette | £500,000 | 19 Jan 2026 |
48, MANOR ROAD, STOKE NEWINGTON N16 5BG | Flat/Maisonette | £300,000 | 16 Jan 2026 |
FLAT 9, 1A, WINDUS ROAD N16 6UP | Flat/Maisonette | £412,500 | 9 Jan 2026 |
FLAT 24, CONGREVE HOUSE, MAYVILLE ESTATE N16 8LH | Flat/Maisonette | £390,000 | 9 Jan 2026 |
60, FAIRHOLT ROAD N16 5HN | Semi-detached | £1,685,000 | 8 Jan 2026 |
24, BROOKE ROAD N16 7LS |
Data sources (all free & public): HM Land Registry Price Paid Data & UK House Price Index · ONS Housing Affordability Ratios · ONS Private Rental Index · Bank of England Quoted Household Interest Rates · HMRC Monthly Property Transactions
Contains HM Land Registry data © Crown copyright and database right 2021. This data is licensed under the Open Government Licence v3.0.