Local market reports › N area › N16 › N16 8
Shacklewell market report N16 8, London
The standing N16 8 (Shacklewell) property market report, rebuilt from the full public record every month. Underneath every chart here sit 3,734 registered sales in N16 8 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 38 registered 2026 sales put the N16 8 (London) median at £557,500, up 0% on five years earlier, with a mean of £739,800, and by floor area homes here have averaged about £8,940 per square metre over the last five years. Everything rests on 3,734 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
N16 8 is a postcode sector: one group of streets inside N16 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where N16 8 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 8
38 sales were registered in N16 8 in 2026, and the middle one of them, the median, went for £557,500. The mean works out at £739,800, a long way above it, which tells you a few very expensive sales are pulling the average up.
House prices per square metre in N16 8
Measured by floor area, the last five years of N16 8 sales average about £8,940 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.
Against a national (England and Wales) median of £285,000, N16 8 runs 96% above it.
The price of a typical N16 8 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £557,500 | £557,500 | 38 |
| 2025 | £600,000 | £614,348 | 93 |
| 2024 | £570,000 | £606,027 | 122 |
| 2023 | £575,000 | £631,785 | 77 |
| 2022 | £655,800 | £769,000 | 120 |
| 2021 | £560,000 | £709,032 | 147 |
| 2020 | £600,000 | £778,512 | 102 |
| 2019 | £594,500 | £779,247 | 66 |
| 2018 | £597,000 | £795,812 | 106 |
| 2017 | £585,000 | £797,881 | 80 |
| 2016 | £525,000 | £734,480 | 147 |
| 2015 | £485,000 | £685,305 | 125 |
| 2014 | £431,000 | £611,449 | 109 |
| 2013 | £376,500 | £541,746 | 128 |
| 2012 | £357,000 | £525,459 | 95 |
| 2011 | £300,000 | £452,885 | 93 |
| 2010 | £338,800 | £531,326 | 90 |
| 2009 | £250,000 | £401,877 | 57 |
| 2008 | £281,200 | £460,946 | 76 |
| 2007 | £272,500 | £462,236 | 162 |
| 2006 | £249,000 | £432,232 | 161 |
| 2005 | £215,000 | £382,613 | 144 |
| 2004 | £202,500 | £367,780 | 142 |
| 2003 | £201,000 | £370,291 | 132 |
| 2002 | £200,000 | £376,298 | 167 |
| 2001 | £150,000 | £288,367 | 141 |
| 2000 | £135,000 | £264,938 | 146 |
| 1999 | £115,000 | £229,189 | 157 |
| 1998 | £85,000 | £171,579 | 134 |
| 1997 | £77,500 | £158,937 | 142 |
| 1996 | £70,000 | £147,627 | 122 |
| 1995 | £67,000 | £145,648 | 113 |
In cash terms the typical N16 8 home went from £67,000 in 1995 to £557,500 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 283%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 30% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the N16 8 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 2010 (+35.5% on the year before); the weakest, 2023 (−12.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What N16 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −7.1% | −9.3% |
| 5 years (since 2021) | −0.1% | −4.7% |
| 10 years (since 2016) | +0.6% | −2.7% |
| 20 years (since 2006) | +4.1% | +1.3% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
N16 8 recorded 38 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 149 sales a year before the financial crisis and 90 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Rents around N16 8
The local authority for N16 8 is Hackney, and its ONS average private rent currently stands at £2,622 a month (May 2026 figures). 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.
Set against the £557,500 median sold price, £2,622 a month is £31,464 a year, a gross yield of 5.6%: 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.
The shape of the N16 8 market
Only 38 sales completed here in the last twelve months of data, which makes N16 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
N16 8 (Shacklewell): the questions that come up
How much did a house sell for in N16 8 (Shacklewell)?
Are property prices falling in N16 8 (Shacklewell)?
Is N16 8 (Shacklewell) a good place to buy a house?
Where do N16 8 prices go next?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 21% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in N16 today
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 8: live asking prices are collected per district.
Of everything listed here, 23% asks less than the sold record of comparable homes. 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" 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 →
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.
What another bedroom costs in N
Real sold prices by size across the N area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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. 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in N16
Sector boundaries hide real price steps. The rest of N16, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N16 0 | £972,500 | 24 |
| N16 5 | £490,000 | 13 |
| N16 6 | £500,000 | 9 |
| N16 7 | £498,000 | 45 |
| 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 8: 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 8'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.
Estate agents working N16 8: the featured spot on this report is free for founding agents, one per district. Claim N16 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with N16 8 already set as the subject. Free, one click sign in.
See every individual N16 8 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.