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Shacklewell market report N16 9, London
The N16 9 (Shacklewell) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 3,050 sales recorded by HM Land Registry in N16 9 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in N16 9 (London) came in at £632,500, out of 20 registered, up 3% on five years earlier, and the mean stands at £778,900, and by floor area homes here have averaged about £9,640 per square metre over the last five years. The record behind it is 3,050 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
N16 9 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 9 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.
N16 9 sold prices: where the market stands
The N16 9 median stands at £632,500 for 2026, built from 20 registered sales; the mean, the figure usually quoted as the "average house price", is £778,900, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
House prices per square metre in N16 9
Measured by floor area, the last five years of N16 9 sales average about £9,640 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.
Set against the £285,000 England and Wales median, N16 9 sits 122% above the national market.
A typical N16 9 home, priced year by year (1995 to 2026)
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £632,500 | £632,500 | 20 |
| 2025 | £650,000 | £665,543 | 79 |
| 2024 | £625,000 | £664,503 | 72 |
| 2023 | £645,000 | £708,698 | 80 |
| 2022 | £672,800 | £788,935 | 78 |
| 2021 | £615,000 | £778,669 | 87 |
| 2020 | £650,000 | £843,388 | 59 |
| 2019 | £570,000 | £747,134 | 69 |
| 2018 | £595,000 | £793,146 | 65 |
| 2017 | £600,000 | £818,340 | 88 |
| 2016 | £645,000 | £902,361 | 77 |
| 2015 | £630,000 | £890,190 | 87 |
| 2014 | £500,000 | £709,337 | 102 |
| 2013 | £445,000 | £640,311 | 93 |
| 2012 | £460,000 | £677,063 | 59 |
| 2011 | £347,500 | £524,591 | 96 |
| 2010 | £389,000 | £610,052 | 97 |
| 2009 | £305,000 | £490,290 | 60 |
| 2008 | £365,000 | £598,312 | 63 |
| 2007 | £330,000 | £559,772 | 118 |
| 2006 | £260,000 | £451,327 | 149 |
| 2005 | £250,000 | £444,899 | 111 |
| 2004 | £260,000 | £472,211 | 115 |
| 2003 | £222,200 | £409,346 | 92 |
| 2002 | £220,000 | £413,928 | 178 |
| 2001 | £205,000 | £394,102 | 201 |
| 2000 | £168,500 | £330,681 | 110 |
| 1999 | £150,000 | £298,942 | 124 |
| 1998 | £127,000 | £256,359 | 114 |
| 1997 | £97,000 | £198,927 | 123 |
| 1996 | £86,500 | £182,425 | 112 |
| 1995 | £79,500 | £172,821 | 72 |
In cash terms the typical N16 9 home went from £79,500 in 1995 to £632,500 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 266%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2016; the current median sits about 30% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.
Year-on-year change in the N16 9 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 2012 (+32.4% on the year before); the weakest, 2009 (−16.4%). 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) | −2.7% | −5.0% |
| 5 years (since 2021) | +0.6% | −4.1% |
| 10 years (since 2016) | −0.2% | −3.5% |
| 20 years (since 2006) | +4.5% | +1.7% |
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 9
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
N16 9 recorded 20 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 134 sales a year before the financial crisis and 66 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 9
The local authority for N16 9 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 £632,500 median sold price, £2,622 a month is £31,464 a year, a gross yield of 5.0%: 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.
How N16 9 trades
Only 20 sales completed here in the last twelve months of data, which makes N16 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within N16, this sector trades 16% above the district median: one of the dearer corners of its district.
Common questions on N16 9 (Shacklewell)
Are property prices falling in N16 9 (Shacklewell)?
Is N16 9 (Shacklewell) a good place to buy a house?
How much did a house sell for in N16 9 (Shacklewell)?
What happens to N16 9 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 3% over five years in cash but down 19% 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.
What is for sale in N16 right now
The live side of the market holds 132 homes at the moment, listed by 11 agents publishing to HomesIndex.
These cover the whole N16 district, not just N16 9: live asking prices are collected per district.
23% of current listings sit under the prices comparable homes actually fetched. 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
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
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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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.
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 8 | £557,500 | 38 |
Zoom out to the full N16 district report for the type split, monthly volumes and how N16 compares with its neighbours.
Thinking of selling in N16 9? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in N16 9, use the average prices map for a rough value: zoom from N16 9's shading down to the sold homes on your own street. The figures above are every recorded N16 9 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim N16 9.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about N16 9. Free, with a one click sign in.
See every individual N16 9 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.
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.