N16Hackney

Stoke Newington & Clissold Park

Stoke Newington & Clissold Park investment guide. Average gross yield 4.2%, landlord's market rental demand.

4.2%avg gross yield

£578kavg sold price (536 sales, 12mo)

Landlord's marketrental demand

Article 4: No· Permitted development applies

Last updated May 2026

Average Gross Yield

4.2%

+4.2% vs Hackney avg (0.0%)

Average Asking Price

£578,353

high confidence (536 sales)

Est. Monthly Rent

£2,373

2-bed · 3-bed £3,091 · 5.4% yield

Price Per Sq Ft

£810

Estimated Rent by Bedroom Count

Average asking rent and gross yield per bedroom count in N16

1-bed

£2,005

per month

5.5% yield

2-bed

£2,373

per month

5.4% yield

3-bed

£3,091

per month

4.9% yield

4-bed

£4,443

per month

4.5% yield

Ownership mix

N16 vs UK average · 35,712 dwellings · Source: ONS Census 2021

Distinct tenure mix: 12% owned outright (21pp lower than the UK average of 33%).

Owned outrightNo mortgage on the property

11.7%(UK 32.9%)

-21.2pp vs UK

Owned with mortgageIncluding shared ownership

17.9%(UK 29.7%)

-11.8pp vs UK

Privately rented (BTL)Private landlord or letting agent

35.3%(UK 20.3%)

+15.0pp vs UK

Socially rentedCouncil or housing association

35.1%(UK 17.1%)

+18.0pp vs UK

Black tick = UK average. ONS Census 2021, TS054 (Tenure of household).

Yield by Property Type

Gross yield breakdown across property types in N16

PropertyData.co.uk

Type	Gross Yield	Avg Price	Avg Rent/mo
Terraced →	3.1%	£1,308,582	£3,396
Semi-detached →	2.9%	£1,323,015	£3,184
Detached →	2.8%	£1,497,059	£3,544
Flat →	6.7%	£472,300	£2,655

Explore by strategy

Live data for each property type across Hackney.

HMO Terraced Semi-detached Detached Flats Student lets New build Strategy primers →

About Stoke Newington & Clissold Park (N16, Hackney)

N16 attracts investors seeking strong rental demand in a landlord's market, with a solid 4.2% gross yield across a £578k average purchase price. The area benefits from established transport links, green space amenities, and continued regeneration activity that supports sustained tenant interest and capital appreciation potential.

The tenant demographic skews towards young professionals and small families, with particularly strong demand for 1-2 bed units (5.5% and 5.4% yields respectively). These compact properties command premium rents relative to larger units, making them an efficient use of capital for investors focused on cash flow.

Investors should monitor yield compression on larger properties—4-bed units yield only 4.5% despite £4,443 monthly rents—suggesting potential overvaluation at current asking prices. Market saturation in the rental sector and ongoing gentrification-related tenant volatility warrant careful due diligence on individual properties and local letting agent assessments.

Sold Price Trend - N16

Average sold price, last 8 quarters

-11.3% over 2 years

Flip Activity - N16

Same property bought and sold within 18 months, last 24 months

→ vs prior 24 months

Flips

last 24 months

Median uplift*

+112.6%

after HPI adjust

Median hold

18 mo

Flip rate

0.1%

of all sales

Recent case studies

lidfield road

Terraced

Bought Dec 23

£900k

Sold Jun 25

£1.85m

18 mo+112.6%*

Gross 105.6%

* Real uplift after ONS regional House Price Index adjustment. Freehold and leasehold included; leasehold flips flagged as lease-extension status is not verifiable from public data. Source: HM Land Registry Price Paid Data.

Planning & Licensing - N16

Restrictions that affect HMO and buy-to-let investors in this postcode district

✓

Article 4 Direction (HMO)Not in effect

HMOs of up to 6 occupants (C4 use class) can be created without planning permission in this area.

✓

Selective LicensingNot in effect

✓

Additional HMO LicensingNot in effect

Article 4 directions cover parts of Hackney. The exact street-level coverage varies — confirm with the council before exchanging.

Planning information is for guidance only. Always verify with the local planning authority before purchasing. Data correct as of April 2026.

Nearby Postcodes