Woodberry Down
An estate being rebuilt beside the reservoirs in north Hackney, cheaper than the borough average, with recorded crime close to the Hackney rate
Woodberry Down at a glance
- House prices
- £500,000
- Higher prices89th percentile
- Schools
- 80th percentile
- Strong
- Transport
- 96th percentile
- Strong
- Crime rate
- 121.5 per 1,000 residents
- Weak16th percentile
- Flood risk
- Under 0.1% of the area in flood zones
- Less flood-zone land6th percentile
Underlying data dates vary by measure.
How to read these figuresIs Woodberry Down a good place to live?
Woodberry Down is a ward in the north of Hackney, beside the East and West Reservoirs, where a large former council estate is being rebuilt with new flats. Almost all homes sold were flats. Homes cost less than across the borough: the median sale price was £500,000 in the 12 months to August 2026, against £569,625 across Hackney and £295,000 across England. Only 44 homes sold, so the median can move from year to year.
Recorded crime is close to the Hackney rate and above the England rate: police recorded 122 crimes and anti-social behaviour incidents per 1,000 residents over the same 12 months, against 134 across Hackney and 94 across England. Robbery, at 9.4 per 1,000, is more than six times the England rate, and theft more than twice.
There is no station in the ward; Manor House Underground station is about 0.4 miles from its centre and Stamford Hill about 0.5 miles. Stamford Hill West, next door, records less crime and costs about the same; Clissold records less crime but costs more.
This guide covers Woodberry Down ward: 7 small census areas, 0.9 square kilometres and 13,352 residents at the 2021 Census.
You can also compare nearby neighbourhoods in Hackney below.
How Woodberry Down compares
| Area | Crime and ASB per 1,000 | Violence and sexual offences per 1,000 | Theft per 1,000 | Median sale price |
|---|---|---|---|---|
| Woodberry Down | 121.5 | 34.7 | 37.9 | £500,000 (44) |
| Stamford Hill West | 74.6 | 20.0 | 21.4 | £490,000 (13) |
| Clissold | 97.4 | 27.3 | 23.3 | £625,000 (99) |
| Hackney | 133.6 | 35.1 | 42.5 | £569,625 (1,316) |
| England | 94.1 | 35.9 | 18.1 | £295,000 (502,418) |
In the same 12 months, flats in Woodberry Down sold for a median of £500,000 (43 sales). Too few houses sold for a reliable figure.
What to check before you move
- Look at the street, not just the ward. police.uk maps recorded crime month by month, so you can see whether incidents cluster in particular places or near the home you are considering.
- Try the journey at the times you would travel. There is no station in the ward; Manor House Underground station is about 0.4 miles from its centre and Stamford Hill about 0.5 miles, but how useful they are depends on the timetable and where you need to get to.
- Walk the area at night. Robbery here is more than six times the England rate, so check the routes you would use to get home from the station.
- Check school places directly. Two primary schools and one secondary school, Skinners' Academy, are inside the ward; read the latest Ofsted reports and Hackney Council's admission rules, because living nearby does not guarantee a place.
Areas to compare with Woodberry Down
Stamford Hill West
Hackney
Neighbouring area to the south-east, with lower recorded crime (75 per 1,000) and a similar median sale price, £490,000. Only 13 homes sold there, so its median can move.
Read the Stamford Hill West guideClissold
Hackney
Neighbouring area to the south, with lower recorded crime (97 per 1,000) and a higher median sale price, £625,000.
Read the Clissold guideSources: police.uk recorded crime (September 2025 to August 2026); ONS 2021 Census population; HM Land Registry Price Paid Data (September 2025 to August 2026); NaPTAN station locations; Ofsted school register. Updated 4 November 2026.
Best fit and trade-offs
May suit
- Families who care about school performance
- Movers who value stronger transport access
Watch out for
- Crime data appears weaker than many neighbourhoods nationally
- House prices appear higher than many neighbourhoods nationally
Crime rate in Woodberry Down
Crime rate
- Crime rate
- 121.5 per 1,000 residents
- Percentile
- 16th percentile nationally
Recorded crime is higher than in most neighbourhoods nationally.
Recorded crimes and anti-social behaviour per 1,000 residents over the 12 months to August 2026. Higher crime percentiles indicate lower recorded crime. Busy centres can show high rates because crimes are counted where they happen but divided by the people who live there.
House prices in Woodberry Down
House prices
- Median sale price
- £500,000
- Percentile
- 89th percentile nationally
House prices appear higher than many neighbourhoods nationally.
Median of 44 standard sales over the 12 months to August 2026, from HM Land Registry. Lower price percentiles indicate lower prices nationally. This is an area figure, not a valuation of a particular home.
Crime by type in Woodberry Down
Recorded crime by type
The largest recorded type in Woodberry Down is theft, including shoplifting, at 37.9 per 1,000 residents: close to Hackney (42.5) and higher than England (18.1).
| Type | Woodberry Down | Hackney | England |
|---|---|---|---|
| Theft, including shoplifting | 37.9 | 42.5 | 18.1 |
| Violence, sexual offences and weapons | 34.7 | 35.1 | 35.9 |
| Anti-social behaviour | 12.4 | 15.6 | 10.7 |
| Robbery | 9.4 | 5.6 | 1.5 |
| Public order | 8.5 | 8.1 | 6.6 |
| Drugs | 6.3 | 7.2 | 3.4 |
| Vehicle crime | 5.0 | 7.2 | 5.3 |
| Burglary | 4.3 | 6.9 | 3.7 |
| Criminal damage and arson | 2.1 | 4.1 | 6.8 |
| Other crime | 0.7 | 1.2 | 2.2 |
Recorded crime is not the same as personal risk. How to read crime figures for an area · Check another area
Schools in Woodberry Down
Schools
80th percentile nationally
Higher percentiles indicate stronger schools indicators nationally.
Flood risk in Woodberry Down
Flood risk
Under 0.1% of the area in flood zones 2 or 3
Land in Environment Agency river and sea flood zones 2 or 3. Zone 3, the higher-probability zone, covers under 0.1% of the area. That is the 6th percentile among neighbourhoods in England, where higher means more flood-zone land. Surface water is not included, and this is not an address-level assessment: check the flood map for the specific property.
Transport in Woodberry Down
Transport
96th percentile nationally
Higher percentiles indicate stronger transport indicators nationally.
FAQs
Is Woodberry Down a good place to live?
It depends on what you are prioritising. Woodberry Down records about as much crime as Hackney as a whole and homes cost less than across the borough, with a median sale price of £500,000 in the year to August 2026.
Is Woodberry Down safe?
Police recorded 122 crimes and anti-social behaviour incidents per 1,000 residents in the 12 months to August 2026, compared with 134 across Hackney and 94 across England. Robbery is more than six times the England rate. Recorded crime is not the same as personal risk, so check police.uk for the streets you are considering.
What are house prices like in Woodberry Down?
Homes sold for a median of £500,000 in the 12 months to August 2026, across 44 standard sales. Flats sold for a median of £500,000. Too few houses sold for a reliable figure.
How are schools in Woodberry Down?
Schools rank in the 80th percentile nationally for this public profile.
What neighbourhoods are near Woodberry Down?
Nearby public profiles include Hoxton East & Shoreditch South East in Hackney and Hackney Central in Hackney.
