Local market reports › N area › N16
Shacklewell market report N16, London
The standing N16 (Shacklewell) property market report, rebuilt from the full public record every month. Underneath every chart here sit 20,615 registered sales in N16 (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.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for N16 (London) is £546,000, from 149 registered sales, down 6% on five years earlier; the mean is £713,000, and by floor area homes here have averaged about £8,940 per square metre over the last five years. Behind the figures sit 20,615 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district N16 covering Shacklewell sits in London. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where N16 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.
Today's N16 prices, from the sold record
The 2026 median for N16 is £546,000, taken from 149 registered sales. The mean, which is what most sites call the "average house price", is £713,000, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
N16 prices by floor area
Per square metre, N16 homes have averaged around £8,940 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.
Against a national (England and Wales) median of £285,000, N16 runs 92% above it.
N16's median sold price, 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 | £546,000 | £546,000 | 149 |
| 2025 | £605,000 | £619,467 | 459 |
| 2024 | £591,000 | £628,354 | 467 |
| 2023 | £580,500 | £637,828 | 408 |
| 2022 | £647,900 | £759,737 | 543 |
| 2021 | £581,000 | £735,621 | 648 |
| 2020 | £600,000 | £778,512 | 398 |
| 2019 | £558,800 | £732,453 | 390 |
| 2018 | £569,000 | £758,488 | 410 |
| 2017 | £546,900 | £745,917 | 492 |
| 2016 | £529,000 | £740,076 | 549 |
| 2015 | £510,000 | £720,630 | 577 |
| 2014 | £447,400 | £634,715 | 575 |
| 2013 | £370,000 | £532,393 | 624 |
| 2012 | £349,500 | £514,420 | 534 |
| 2011 | £320,000 | £483,077 | 535 |
| 2010 | £328,800 | £515,643 | 554 |
| 2009 | £293,000 | £471,000 | 423 |
| 2008 | £284,000 | £465,536 | 436 |
| 2007 | £278,000 | £471,565 | 975 |
| 2006 | £245,000 | £425,289 | 919 |
| 2005 | £235,000 | £418,205 | 740 |
| 2004 | £220,000 | £399,563 | 887 |
| 2003 | £200,600 | £369,554 | 804 |
| 2002 | £193,200 | £363,504 | 1,048 |
| 2001 | £180,000 | £346,041 | 995 |
| 2000 | £142,000 | £278,675 | 829 |
| 1999 | £118,500 | £236,164 | 1,029 |
| 1998 | £90,000 | £181,671 | 864 |
| 1997 | £78,500 | £160,988 | 928 |
| 1996 | £75,000 | £158,172 | 762 |
| 1995 | £70,000 | £152,169 | 664 |
In cash terms the typical N16 home went from £70,000 in 1995 to £546,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 259%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 30% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the N16 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 (+31.7% on the year before); the weakest, 2023 (−10.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 66% of the typed total. In 2011, the last year both were recorded here, a detached home traded at £435,000 against £270,000 for a flat, 1.6 times the price.
Median by property type, N16
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £435,000 (2011) | – | 73 |
| Semi-detached | £1,300,000 (2025) | – | 506 |
| Terraced | £1,240,000 | 29 | 6,412 |
| Flats | £500,000 | 115 | 13,575 |
What N16 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −9.8% | −11.9% |
| 5 years (since 2021) | −1.2% | −5.8% |
| 10 years (since 2016) | +0.3% | −3.0% |
| 20 years (since 2006) | +4.1% | +1.3% |
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
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.
The monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
N16 recorded 325 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 900 sales a year before the financial crisis and 405 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.
What homes rent for around N16
N16 falls under Hackney, where the ONS puts the average private rent 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 £546,000 median sold price, £2,622 a month is £31,464 a year, a gross yield of 5.8%: 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 questions people bring to N16 (Shacklewell)
These are the recorded searches for the wider N report family, answered with this page's own figures.
One real search that lands here: what are current house prices in north london and have they increased since 2020
. The record's answer: the N16 (Shacklewell) median was £600,000 in 2020 and £546,000 in 2026, down 9% in cash and down 30% in today's money.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
What people ask about N16 (Shacklewell)
Is N16 (Shacklewell) a good place to buy a house?
How much did a house sell for in N16 (Shacklewell)?
Are property prices falling in N16 (Shacklewell)?
Where do N16 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 6% over five years in cash but down 26% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in N16 now
Everything above is what homes in N16 sold for. The live side of the market holds 132 homes at the moment, listed by 11 agents publishing to HomesIndex, at a typical asking price 28% above the N16 median sold price.
Of everything listed here, 23% asks less than the sold record of comparable homes. 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
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.
The price of an extra bedroom in N
What homes of each size actually sold for across the N area, from the Land Registry record. 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%) | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
N16 ranks 15 of 23 in the N area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
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.
Inside N16, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| 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 |
| N16 9 | £632,500 | 20 |
How N16 compares nearby
Same city, different markets. The neighbouring districts of the N area, dearest first:
| District | Median | 5-year |
|---|---|---|
| N1C | £1,000,000 | -3% |
| N2 | £712,500 | +4% |
| N6 | £685,000 | -16% |
| N14 | £682,500 | -4% |
| N10 | £642,500 | -5% |
| N1 | £627,500 | -10% |
| N20 | £616,500 | -14% |
| N22 | £607,500 | +18% |
| N19 | £602,500 | +8% |
| N21 | £602,500 | -7% |
| N5 | £595,000 | -12% |
| N3 | £587,500 | -13% |
| N4 | £570,000 | -1% |
| N8 | £560,000 | +2% |
| N15 | £557,500 | +3% |
| N12 | £550,000 | -11% |
| N16 (this report) | £546,000 | -6% |
| N13 | £545,000 | +5% |
| N7 | £525,000 | -6% |
| N11 | £525,000 | +4% |
| N17 | £450,000 | -5% |
| N18 | £425,000 | +8% |
| N9 | £406,000 | +7% |
Thinking of selling in N16? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at N16'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.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about N16. Free, with a one click sign in.
See every individual N16 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.