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Shacklewell market report N16 7, London
The N16 7 (Shacklewell) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 4,159 sales registered with HM Land Registry in N16 7 (London) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for N16 7 (London) is £498,000, from 45 registered sales, down 23% on five years earlier; the mean is £588,400, and by floor area homes here have averaged about £8,820 per square metre over the last five years. Behind the figures sit 4,159 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like N16 7 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 7 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 a home in N16 7 sells for
45 sales were registered in N16 7 in 2026, and the middle one of them, the median, went for £498,000. The mean works out at £588,400, a long way above it, which tells you a few very expensive sales are pulling the average up.
Price per square metre in N16 7
Per square metre, N16 7 homes have averaged around £8,820 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, N16 7 sits 75% above the national market.
N16 7'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 | £498,000 | £498,000 | 45 |
| 2025 | £620,000 | £634,826 | 92 |
| 2024 | £550,000 | £584,763 | 103 |
| 2023 | £550,200 | £604,535 | 94 |
| 2022 | £625,000 | £732,884 | 123 |
| 2021 | £650,000 | £822,984 | 129 |
| 2020 | £600,000 | £778,512 | 89 |
| 2019 | £550,000 | £720,918 | 75 |
| 2018 | £525,000 | £699,835 | 85 |
| 2017 | £550,000 | £750,145 | 96 |
| 2016 | £529,000 | £740,076 | 110 |
| 2015 | £495,000 | £699,435 | 111 |
| 2014 | £425,000 | £602,937 | 121 |
| 2013 | £343,200 | £493,831 | 144 |
| 2012 | £335,000 | £493,078 | 145 |
| 2011 | £290,000 | £437,788 | 117 |
| 2010 | £307,000 | £481,455 | 109 |
| 2009 | £288,000 | £462,962 | 109 |
| 2008 | £273,800 | £448,816 | 88 |
| 2007 | £275,000 | £466,477 | 178 |
| 2006 | £223,000 | £387,100 | 193 |
| 2005 | £215,000 | £382,613 | 138 |
| 2004 | £200,000 | £363,239 | 150 |
| 2003 | £175,000 | £322,392 | 163 |
| 2002 | £160,000 | £301,039 | 185 |
| 2001 | £165,000 | £317,204 | 168 |
| 2000 | £138,000 | £270,825 | 167 |
| 1999 | £108,800 | £216,833 | 234 |
| 1998 | £80,500 | £162,495 | 163 |
| 1997 | £70,000 | £143,556 | 189 |
| 1996 | £68,800 | £145,096 | 134 |
| 1995 | £60,000 | £130,431 | 112 |
In cash terms the typical N16 7 home went from £60,000 in 1995 to £498,000 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 282%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 39% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the N16 7 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 (+35.2% on the year before); the weakest, 2026 (−19.7%). 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) | −19.7% | −21.6% |
| 5 years (since 2021) | −5.2% | −9.6% |
| 10 years (since 2016) | −0.6% | −3.9% |
| 20 years (since 2006) | +4.1% | +1.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in N16 7
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
N16 7 recorded 45 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 168 sales a year before the financial crisis and 91 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What tenants pay around N16 7
For renting purposes N16 7 sits in Hackney. The ONS average private rent there is £2,622 a month (May 2026). A one-bed averages £1,972 a month here and a four-or-more-bed £3,630, so size does most of the work in setting the rent.
Average monthly rent by size, Hackney
ONS Price Index of Private Rents, May 2026.
Against the £498,000 median purchase price, a rent of £2,622 a month (£31,464 a year) works out at a 6.3% 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.
Reading the N16 7 market
This is a thin market: 45 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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 9% below the district median: one of its district's cheaper corners.
Asked and answered: N16 7 (Shacklewell)
Are property prices falling in N16 7 (Shacklewell)?
Is N16 7 (Shacklewell) a good place to buy a house?
How much did a house sell for in N16 7 (Shacklewell)?
What happens to N16 7 prices now?
That question has no honest answer, only evidence. The evidence: the median is down 23% over five years in cash but down 39% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
N16's current homes for sale
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 7: live asking prices are collected per district.
23% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Fountayne Road, London, N16, London
- Queen Elizabeths Close, London, N16, London
- Cranwich Road, London, N16, London
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every N16 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Bedroom by bedroom: N prices by size
Real sold prices by size across the N area, straight 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
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
A few minutes' walk can separate two very different markets. Here are N16's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N16 0 | £972,500 | 24 |
| N16 5 | £490,000 | 13 |
| N16 6 | £500,000 | 9 |
| 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 7: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in N16 7, use the average prices map for a rough value: zoom from N16 7's shading down to the sold homes on your own street. The figures above are every recorded N16 7 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim N16 7.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about N16 7. Free, with a one click sign in.
Two maps carry on from here: every N16 7 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.
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.