Local market reports › N area › N16 › N16 0
Shacklewell market report N16 0, London
The standing N16 0 (Shacklewell) property market report, rebuilt from the full public record every month. The raw material for this page is 3,239 HM Land Registry entries for N16 0 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical N16 0 (London) home changed hands for £972,500 in 2026 (median of 24 registered sales, up 39% on five years earlier), with the mean at £1,003,400, and by floor area homes here have averaged about £9,800 per square metre over the last five years. Source: 3,239 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
N16 0 is one sector of N16 (London): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where N16 0 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
The going rate for a home in N16 0
Take the 24 registered 2026 sales in N16 0 and the middle price, the median, is £972,500. The mean lands at £1,003,400, practically level with it: prices here bunch tightly around the middle.
N16 0 prices by floor area
By floor space, homes in N16 0 have sold for about £9,800 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, N16 0 sits 241% above the national market.
N16 0's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £972,500 | £972,500 | 24 |
| 2025 | £647,700 | £663,188 | 98 |
| 2024 | £765,000 | £813,352 | 73 |
| 2023 | £701,500 | £770,777 | 80 |
| 2022 | £957,500 | £1,122,778 | 90 |
| 2021 | £700,000 | £886,290 | 139 |
| 2020 | £775,000 | £1,005,579 | 63 |
| 2019 | £800,000 | £1,048,609 | 72 |
| 2018 | £725,000 | £966,439 | 50 |
| 2017 | £519,500 | £708,546 | 105 |
| 2016 | £500,000 | £699,505 | 81 |
| 2015 | £597,500 | £844,268 | 102 |
| 2014 | £550,000 | £780,271 | 82 |
| 2013 | £475,000 | £683,478 | 105 |
| 2012 | £560,000 | £824,250 | 91 |
| 2011 | £426,100 | £643,247 | 67 |
| 2010 | £440,000 | £690,033 | 99 |
| 2009 | £430,000 | £691,229 | 76 |
| 2008 | £363,500 | £595,853 | 60 |
| 2007 | £350,000 | £593,697 | 145 |
| 2006 | £326,000 | £565,894 | 119 |
| 2005 | £315,000 | £560,573 | 119 |
| 2004 | £250,000 | £454,049 | 162 |
| 2003 | £253,500 | £467,008 | 110 |
| 2002 | £250,000 | £470,373 | 153 |
| 2001 | £244,000 | £469,078 | 173 |
| 2000 | £222,000 | £435,675 | 115 |
| 1999 | £171,000 | £340,794 | 120 |
| 1998 | £155,000 | £312,879 | 118 |
| 1997 | £123,000 | £252,248 | 121 |
| 1996 | £107,000 | £225,658 | 112 |
| 1995 | £97,000 | £210,863 | 115 |
In cash terms the typical N16 0 home went from £97,000 in 1995 to £972,500 in 2026, roughly 10 times the price. Even after inflation that is a real rise of about 361%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2022; the current median sits about 13% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the N16 0 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2026 (+50.1% on the year before); the weakest, 2023 (−26.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +50.1% | +46.6% |
| 5 years (since 2021) | +6.8% | +1.9% |
| 10 years (since 2016) | +6.9% | +3.3% |
| 20 years (since 2006) | +5.6% | +2.7% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
N16 0 recorded 24 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 137 sales a year before the financial crisis and 73 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What kind of market N16 0 is
Only 24 sales completed here in the last twelve months of data, which makes N16 0 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Within N16, this sector trades 78% above the district median: one of the dearer corners of its district.
What tenants pay around N16 0
The local authority for N16 0 is Hackney, and its ONS average private rent currently stands at £2,622 a month (May 2026 figures). The spread runs from £1,972 a month for a typical one-bed to £3,630 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Hackney
ONS Price Index of Private Rents, May 2026.
Against the £972,500 median purchase price, a rent of £2,622 a month (£31,464 a year) works out at a 3.2% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
N16 0 (Shacklewell): the questions that come up
How much did a house sell for in N16 0 (Shacklewell)?
Are property prices falling in N16 0 (Shacklewell)?
Is N16 0 (Shacklewell) a good place to buy a house?
Are N16 0 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 39% over five years in cash and up 10% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in N16 today
This is what you could actually buy today: 132 homes currently on the market from 11 agents publishing to HomesIndex.
These cover the whole N16 district, not just N16 0: live asking prices are collected per district.
23% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Fountayne Road, London, N16, London
- Queen Elizabeths Close, London, N16, London
- Cranwich Road, London, N16, London
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every N16 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: N prices by size
What homes of each size actually sold for across the N area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £950,000 | £1,445,000 (+52%) | £2,200,000 (+52%) |
| Semi-detached | £430,000 | £535,000 (+24%) | £755,000 (+41%) | £990,000 (+31%) | £1,375,000 (+39%) |
| Terraced | £472,750 | £513,250 (+9%) | £670,500 (+31%) | £1,005,750 (+50%) | £1,607,500 (+60%) |
| Flat | £405,000 | £542,500 (+34%) | £785,567 (+45%) | £1,211,250 (+54%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the N area is the point: the same five years treated these districts very differently.
N area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in N16
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of N16, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N16 5 | £490,000 | 13 |
| N16 6 | £500,000 | 9 |
| N16 7 | £498,000 | 45 |
| N16 8 | £557,500 | 38 |
| N16 9 | £632,500 | 20 |
Zoom out to the full N16 district report for the type split, monthly volumes and how N16 compares with its neighbours.
Selling in N16 0? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in N16 0, open the average prices map and zoom from the N16 0 shading down to the sold homes on your own street. Every recorded N16 0 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim N16 0.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about N16 0. Free, with a one click sign in.
See every individual N16 0 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.