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Neighbourhood profile
Cazenove
Hackney, London
PocketsStoke Newington East & Cazenove (Cazenove Road · Stoke Newington · north-east)Stamford Hill South (south-east · west)Upper Clapton (south-west · Cazenove Road)
Cazenove sits in the north of Hackney between Stoke Newington and Clapton, a ward with a large Charedi Jewish community and a strong sense of place. The character is Victorian terraces, synagogues and religious schools. Heritage is meaningful: eleven listed buildings including the Grade II Clapton Library and the Grade II West Hackney House, with over a third of the ward inside a conservation area. Public-transport access is good via Stoke Newington and Rectory Road Overground, and eighteen Outstanding-rated schools are within reach. Safety scores well. The drawbacks are stark on one front — green space within the ward itself is essentially zero — so residents walk to Abney Park Cemetery and Clissold Park one ward west for serious green. Air quality is only moderate given proximity to the A10, and cultural venues are modest in scale compared with Stoke Newington Church Street.
- Strongest70Safety
Low recorded crime relative to the rest of London
- Also strong57Connectivity
Excellent public-transport access
- Watch out25Area development
Little recent major-development activity
At a glance
- Good public-transport access
- 11 listed buildings
- 36.6% covered by a conservation area
- 4 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Hackney Right to Grow (0 hectares)
- 101 open venues (58 food and drink, 43 other)
7 pockets across 3 named areas · coloured by overall score.See on full map ↗
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Cazenove, layer by layer
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
34Better than 13% of London
How scores work - Purchase affordability30
- Rent affordability40
- Price momentum (5yr)43
- Activity (turnover)20
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Prices, rent & trends
£ per square foot to buy, an estimated 2-bed rent, and decades of sale-price history for this ward.
For Cazenove: 48 sales recorded (2025)32-yr price trend £—
Safety
70Better than 88% of London
- Personal safety70
- Property crime69
- Anti-social behaviour68
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Safety deep-dive
Every recorded crime type — burglary, robbery, vehicle crime and more — grouped into personal, property and anti-social behaviour, with the monthly trend for this ward.
For Cazenove: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
57Better than 71% of London
Median public-transport access is very good (TfL PTAL 5.0 of 8 across this ward).
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Connectivity deep-dive
Real TfL journey times to London's major hubs, plus this ward's transport access rank across London.
For Cazenove: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
34Better than 27% of London
- Air quality23
- Quietness53
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Air & noise deep-dive
NO₂, PM2.5 and road/rail noise for this ward, each against WHO / UK limits.
Cultural Signal
30Better than 65% of London
- Nightlife7
- Dining21
- Arts & culture21
- Retail & shops29
- Sports & recreation0
- Independent scene71
- Vitality (openings, diversity)38
101 open venues nearby — 58 food & drink, 43 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Cazenove: the mix behind 101 open venues—% independent
Education
56Better than 65% of London
- Primary schools56
- Secondary schools56
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Cazenove: 8 schools, each with its inspection record
Heritage
46Better than 63% of London
11 listed buildings · 37% under a conservation area
- Clapton LibraryGrade II
- West Hackney HouseGrade II
- Grove Cottage Grove HouseGrade II
From Historic England's National Heritage List for England.
Nature Access
56Better than 30% of London
- Green spaces71
- Waterways30
Largest green space: Hackney Right to Grow (0 ha).
Area development
25Better than 92% of London
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Planning pipeline
Named recent approvals with homes and floorspace, the local homes pipeline, and the affordable share.
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- Prices — £ per square foot, an estimated rent, and the ward’s full price history
- Safety — crime by type with its monthly trend
- Getting around — real TfL journey times to the big hubs
- Schools, air & noise — every school’s inspection record, air & noise against WHO limits
- What's next — the venue mix, what’s been approved to build nearby, and cheaper areas that score like Cazenove
For Cazenove: 48 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min8 schools' inspection records101 venues mapped
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What's changing in Cazenove
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Cazenove, quick answers
- Is Cazenove safe?
- Cazenove scores 70 for safety, based on street-level recorded crime (police.uk) — one of London's safer wards on this measure. The score weighs personal safety, property crime and anti-social behaviour separately rather than ranking on one raw total, so the mix of crime matters as well as the volume.
- Is Cazenove a good place to live?
- Cazenove scores 45 overall when all nine data layers are weighted equally. The London comparison beside the score shows how that number ranks against every ward. Its strongest suits are safety (70) and connectivity (57); its weakest is area development (25). Whether it suits you depends on what you weight — the same data re-ranked around your own priorities can read very differently.
- How well connected is Cazenove?
- Good public-transport access: Transport for London rates the typical spot in Cazenove 5 on its 0–8 public-transport access scale, which puts the ward at 57 for connectivity relative to the rest of London.
- Is Cazenove expensive to buy in?
- Relative to the rest of London, Cazenove is among London's pricier areas: its purchase-affordability score is 6/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Cazenove?
- Cazenove scores 56 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 4 schools within a kilometre hold an Outstanding rating.
Where else to look
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