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Shacklewell market report N16 5, London
The N16 5 (Shacklewell) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,489 HM Land Registry entries for N16 5 (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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: a typical N16 5 (London) home changed hands for £490,000 in 2026 (median of 13 registered sales, down 1% on five years earlier), with the mean at £509,300, and by floor area homes here have averaged about £7,950 per square metre over the last five years. Source: 3,489 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like N16 5 is a single group of streets within N16 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where N16 5 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.
What N16 5 homes really sell for
The 2026 median for N16 5 is £490,000, taken from 13 registered sales. The mean, which is what most sites call the "average house price", is £509,300, nearly identical to it, meaning sales cluster closely around the typical figure.
Price per square metre in N16 5
Measured by floor area, the last five years of N16 5 sales average about £7,950 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so N16 5 trades 72% above the country as a whole.
N16 5's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £490,000 | £490,000 | 13 |
| 2025 | £540,000 | £552,913 | 45 |
| 2024 | £617,500 | £656,529 | 52 |
| 2023 | £520,000 | £571,353 | 42 |
| 2022 | £513,000 | £601,551 | 85 |
| 2021 | £496,500 | £628,633 | 76 |
| 2020 | £520,000 | £674,711 | 41 |
| 2019 | £465,000 | £609,504 | 61 |
| 2018 | £490,000 | £653,179 | 61 |
| 2017 | £455,000 | £620,574 | 73 |
| 2016 | £520,000 | £727,485 | 75 |
| 2015 | £431,500 | £609,710 | 92 |
| 2014 | £398,700 | £565,626 | 106 |
| 2013 | £330,000 | £474,837 | 95 |
| 2012 | £305,000 | £448,922 | 75 |
| 2011 | £260,600 | £393,406 | 84 |
| 2010 | £264,900 | £415,431 | 98 |
| 2009 | £260,000 | £417,952 | 64 |
| 2008 | £262,500 | £430,293 | 79 |
| 2007 | £250,000 | £424,070 | 221 |
| 2006 | £225,000 | £390,571 | 173 |
| 2005 | £225,000 | £400,409 | 129 |
| 2004 | £200,000 | £363,239 | 161 |
| 2003 | £209,800 | £386,502 | 140 |
| 2002 | £178,500 | £335,846 | 182 |
| 2001 | £140,000 | £269,143 | 150 |
| 2000 | £123,000 | £241,388 | 155 |
| 1999 | £113,000 | £225,203 | 205 |
| 1998 | £78,000 | £157,449 | 177 |
| 1997 | £67,500 | £138,429 | 181 |
| 1996 | £63,000 | £132,864 | 154 |
| 1995 | £61,500 | £133,692 | 144 |
In cash terms the typical N16 5 home went from £61,500 in 1995 to £490,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 267%, a genuine increase in what a home here costs. The real-terms peak came in 2016, and today's median remains roughly 33% under it: a 2016 buyer is still waiting to get that price back in today's money.
Year-on-year change in the N16 5 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 1999 (+44.9% on the year before); the weakest, 2025 (−12.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −9.3% | −11.4% |
| 5 years (since 2021) | −0.3% | −4.9% |
| 10 years (since 2016) | −0.6% | −3.9% |
| 20 years (since 2006) | +4.0% | +1.1% |
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.
Transaction volumes
How many homes change hands
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.
Over the last twelve months of data, 13 sales completed in N16 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 164 sales a year before the financial crisis and 47 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.
Reading the N16 5 market
Only 13 sales completed here in the last twelve months of data, which makes N16 5 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. Against the N16 district median, N16 5 sits 10% lower, marking it as a cheaper pocket of the district.
Rents around N16 5
The local authority for N16 5 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.
Set against the £490,000 median sold price, £2,622 a month is £31,464 a year, a gross yield of 6.4%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Common questions on N16 5 (Shacklewell)
How much did a house sell for in N16 5 (Shacklewell)?
Are property prices falling in N16 5 (Shacklewell)?
Is N16 5 (Shacklewell) a good place to buy a house?
Are N16 5 prices heading up or down?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 22% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
N16's current homes for sale
Turning to what is actually available: 132 homes on the market right now, from 11 agents publishing to HomesIndex.
These cover the whole N16 district, not just N16 5: live asking prices are collected per district.
Of everything listed here, 23% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Fountayne Road, London, N16, London
- Queen Elizabeths Close, London, N16, London
- Cranwich Road, London, N16, London
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every N16 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: N prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the N area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the N area is the point: the same five years treated these districts very differently.
Winners and losers across the N area, five years
Cash-terms risers and fallers across the area; click any row for that district's full 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 0 | £972,500 | 24 |
| 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.
Before you sell in N16 5: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at N16 5's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim N16 5.
Take it further
Behind the answers sits the same Land Registry record as this page, with N16 5 already set as the subject. Free, one click sign in.
Two maps carry on from here: every N16 5 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.