Land by postcode · N area · N16
What the open records say about the N16 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Hackney, London.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
822
Median sale price
£600,000
Median £ per m² of floor area
£9,667
Median, last 12m vs prior 12m
-4.9%
£610,000 → £580,000
Mix of sales: 0% detached, 2% semi-detached, 25% terraced, 72% flats.
New-build sales 2023–2024: 3 of 875 (0%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 1124 live postcodes in N16 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
204 of 1124 postcodes
Northwold & Cazenove · Stoke Newington · Clissold Park · Dalston · COA00000587 and 3 more
No postcodes in N16 fall inside: Green Belt, National Landscape (AONB), National Park, Article 4 Direction area.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
None of these designations covers more than a small share of postcodes in N16. What can be built on a given plot is decided by the local plan, settlement boundaries and site-specific matters such as access, flood risk and neighbours, none of which this page measures.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in N16 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 112 decided since 2021, 51 refused, typically 171 days to a decision.
43 of 112
approved, 38%
47% across London
75 homes approved of 225 applied for
Approved examples
1E Springdale Mews, Hackney (1 new home)
Demolition of existing garage and erection of a 2-storey, plus basement, building to provide a 2-bed residential unit (Use Class C3) and off...
Approved 2022-12-16, Hackney ref 2021/1455
133 Osbaldeston Road, Hackney (1 new home)
The amalgamation of two flats to create a 4 bedroom larger family unit; Excavation at basement level including front lightwell
Approved 2021-07-28, Hackney ref 2021/1733
56 Dunsmure Road, Hackney (2 new homes)
Excavation of basement including creation of a front lightwell to facilitate the conversion of the property from a single dwellinghouse to t...
Approved 2023-01-17, Hackney ref 2021/2675
By the kind of plot, from the wording of each proposal:
6 decided since 2021, 2 refused, typically 127 days to a decision
3 of 6
approved, 50%
36% across London
Approved examples
72 Rectory Road, Hackney
Demolition of existing garage and erection of three-storey dwelling to the rear of 72 Rectory Road accessed from Nile Close.
Approved 2025-09-01, Hackney ref 2023/1296
Land To The Rear Of, 131-133 Stoke Newington High Street
Erection of a single storey 2-bedroom 4-person detached dwelling on land at the rear of 131- 133 Stoke Newington High Street, and associated...
Approved 2025-10-03, Hackney ref 2023/1914
Flat A, 123 Shakspeare Walk
Proposed single story outbuilding, located at the rear of the garden for additional family space serving as incidental to the main house.
Approved 2025-04-30, Hackney ref 2024/2606
9 decided since 2021, 5 refused, typically 252 days to a decision
3 of 9
approved, 33%
41% across London
Approved examples
56 Dunsmure Road, Hackney
Excavation of basement including creation of a front lightwell to facilitate the conversion of the property from a single dwellinghouse to t...
Approved 2023-01-17, Hackney ref 2021/2675
18 Durley Road, Hackney
Conversion of single dwellinghouse into two flats
Approved 2024-02-16, Hackney ref 2022/2406
99 Ravensdale Road, Hackney
Subdivision of property to create 2 no. flats with associated works, including expansion of existing rear infill lightwell, excavation to ad...
Approved 2026-05-13, Hackney ref 2024/0112
21 decided since 2021, 13 refused, typically 240 days to a decision
8 of 21
approved, 38%
43% across London
Approved examples
1E Springdale Mews, Hackney
Demolition of existing garage and erection of a 2-storey, plus basement, building to provide a 2-bed residential unit (Use Class C3) and off...
Approved 2022-12-16, Hackney ref 2021/1455
Costcutter Express, 144 - 150 Stoke Newington Road
Erection of a single storey enclosure to house a new substation
Approved 2022-09-20, Hackney ref 2021/2010
Royal India Restaurant, 47 Stoke Newington Church Street
Partial demolition and erection of new 2 storey two bedroom house.
Approved 2022-09-23, Hackney ref 2021/2215
7 decided since 2021, 1 refused, typically 342 days to a decision
4 of 7
approved, 57%
45% across London
Approved examples
55 Linthorpe Road, Hackney
Conversion of two self-contained units to provide 1 single family dwelling.
Approved 2022-08-23, Hackney ref 2022/1589
S S Dorga, 138 Albion Road
Retention of conversion of lower ground floor and ground floor former shop to x2 one bedroom self-contained residential flats
Approved 2023-10-11, Hackney ref 2023/0598
Studio 2, 133A Church Walk
Partial change of use involving the conversion of an office studio into additional residential space for an existing dwelling house together...
Approved 2024-11-14, Hackney ref 2023/0855
Also decided here: 50 applications for outbuildings, annexes or garden buildings, 39 approved, typically 66 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
Hackney covers 96% of the sampled postcodes in N16.
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In N16, 0% of postcodes are in the Green Belt, 18% in a conservation area. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
No Article 4 direction is recorded for N16, so houses keep their normal permitted development rights for outbuildings and extensions within the size limits. Those rights do not extend to agricultural land, paddocks or a change of use to residential, which normally need permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In N16 the median sale is £600,000, and only 0% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in N16 would be measured against a £600,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: Hackney's local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.