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Neighbourhood profile
Woodberry Down
Hackney, London
PocketsWoodberry Down & Manor House (West Reservoir · Woodberry Wetlands · Finsbury Park · New River · Spring Park)Stamford Hill West (Amhurst Park · Woodberry Wetlands)
Woodberry Down sits in northern Hackney on the Haringey border, a ward redefined by the long-running regeneration of the postwar Woodberry Down Estate around the New River reservoirs. The listed-building set is small but unusual: eight entries including the Grade II* Church of St Andrew, the Grade II Ivy House Sluice and the Grade II Church of St Olave. Nature is a genuine strength — 13.9 hectares of green space anchored by the 10.7-hectare Woodberry Wetlands, a London Wildlife Trust reserve created from the disused East Reservoir. Sixteen outstanding-rated schools sit within reach and public-transport access is good via Manor House on the Piccadilly line. The drawbacks are active. The planning-disruption score of 26 confirms that the estate rebuild is still live, safety scores sit at 33 below the London median, and pollution scores are weak at 21 reflecting the Seven Sisters Road corridor rather than the reservoir streets themselves.
- Strongest74Nature Access
Strong access to green space and waterways
- Also strong63Connectivity
Excellent public-transport access
- Watch out21Air & Quiet
Elevated pollution or noise from major roads or rail
At a glance
- Good public-transport access
- 8 listed buildings
- 27.9% covered by a conservation area
- 7 schools rated Outstanding by Ofsted within 1 km
- Largest green space: Woodberry Wetlands (10.7 hectares)
- 66 open venues (25 food and drink, 41 other)
7 pockets across 2 named areas · coloured by overall score.See on full map ↗
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Scores as of 23 Aug 2026 · prices to 2026 · crime to Jun 2026 · air 2022 · sources
Property prices & growth
46Better than 42% of London
How scores work - Purchase affordability20
- Rent affordability25
- Price momentum (5yr)63
- Activity (turnover)52
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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 Woodberry Down: 129 sales recorded (2025)32-yr price trend £—
Safety
32Better than 16% of London
- Personal safety30
- Property crime29
- Anti-social behaviour36
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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 Woodberry Down: personal, property & anti-social breakdown24-mo trend to Jun 2026counts —
Connectivity
63Better than 78% 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 Woodberry Down: — min by TfL to 8 major hubsaccess rank —
Air & Quiet
21Better than 7% of London
- Air quality27
- Quietness13
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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
25Better than 55% of London
- Nightlife0
- Dining14
- Arts & culture21
- Retail & shops7
- Sports & recreation14
- Independent scene64
- Vitality (openings, diversity)38
66 open venues nearby — 25 food & drink, 41 other.
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Culture deep-dive
What's open nearby — the venue mix, share of independents, and recent openings.
For Woodberry Down: the mix behind 66 open venues—% independent
Education
52Better than 45% of London
- Primary schools48
- Secondary schools56
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School inspection history
Every school in this ward with its current Ofsted rating and multi-year trend.
For Woodberry Down: 10 schools, each with its inspection record
Heritage
40Better than 52% of London
8 listed buildings · 28% under a conservation area
- Church of St AndrewGrade II*
- Ivy House SluiceGrade II
- Church of St OlaveGrade II
From Historic England's National Heritage List for England.
Nature Access
74Better than 88% of London
- Green spaces89
- Waterways60
Largest green space: Woodberry Wetlands (11 ha). ~14 ha of green space in total.
Area development
26Better than 93% 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
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For Woodberry Down: 129 sales recorded (2025)32-yr price history £—24-mo crime trend to Jun 2026TfL times to 8 hubs — min10 schools' inspection records66 venues mapped
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What's changing in Woodberry Down
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Woodberry Down, quick answers
- Is Woodberry Down safe?
- Woodberry Down scores 32 for safety, based on street-level recorded crime (police.uk) — recording more crime than most London wards. 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 Woodberry Down a good place to live?
- Woodberry Down scores 42 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 nature access (74) and connectivity (63); its weakest is air & quiet (21). 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 Woodberry Down?
- Good public-transport access: Transport for London rates the typical spot in Woodberry Down 5 on its 0–8 public-transport access scale, which puts the ward at 63 for connectivity relative to the rest of London.
- Is Woodberry Down expensive to buy in?
- Relative to the rest of London, Woodberry Down is among London's pricier areas: its purchase-affordability score is 4/20, where higher means cheaper per square foot (HM Land Registry sold prices matched to floor areas).
- What are the schools like near Woodberry Down?
- Woodberry Down scores 52 for education, based on Ofsted ratings and walking distance to the nearest rated primary and secondary schools. 7 schools within a kilometre hold an Outstanding rating.
Where else to look
Wards with a similar profile
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- Rotherhithe · Southwark
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Find areas that score like this one, with the price difference for each.
Nearby wards
- Brownswood · Hackney
- Clissold · Hackney
- Springfield · Hackney
- Stamford Hill West · Hackney
- Harringay · Haringey
- Hermitage & Gardens · Haringey
- Seven Sisters · Haringey
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