Woodberry Down & Manor House
Hackney 002 · 5 sub-areas · 10,119 residents
Hackney 002 is a densely populated corner of Hackney, home to around 10,100 people and one of the borough's most tenure-mixed neighbourhoods. A typical two-bedroom flat lets for about £2,430 a month — notably above the UK median but in line with inner east London. Nearly half of all homes here are social housing, which sets it sharply apart from much of the borough.
Woodberry Down & Manor House is a mid-density neighbourhood of Hackney in the London region. It sits between busier and quieter parts of the local authority and isn't dominated by a single use — there's a mix of workplaces, housing and local services. A high share of adults are degree-educated, which often shows up in the kind of jobs people commute to.
Overview
What's it like to live in Woodberry Down & Manor House?
4 parks and 8 playgrounds are within five minutes' walk, so greenspace is reliably close at hand; food and drink within walking distance is workable but not dense — around 11 restaurants and 1 pubs in five minutes; Recorded crime is higher than the national norm — common for built-up urban areas, but worth weighing if you're looking for a quieter base; Public transport is genuinely strong; most errands and a fair share of social life don't need a car; rents sit firmly in the upper bracket nationally, with a typical home letting at around £2,598 a month; gigabit broadband is effectively universal.
Generated from the latest May 2026 data · refreshed automatically
Figures are aggregated across 5 sub-areas — population-weighted means for rates, sums for counts. Sources cited beneath each section.
Woodberry Down & Manor House in Hackney
Living in Woodberry Down & Manor House
What immediately distinguishes Hackney 002 from many inner-London neighbourhoods is its tenure profile. Nearly half of all homes are social housing — a concentration you don't find across much of east London anymore — sitting alongside a substantial private-rented sector. That mix shapes the feel of the place: it's not the gentrified-café-strip version of Hackney, but it's close enough to that world that the two exist side by side.
Rents are high by any measure outside London. A two-bedroom flat runs around £2,430 a month, and a three-bedroom pushes close to £2,800. That said, the rent-to-take-home picture is punishing: at around 103% of median take-home pay, this neighbourhood is effectively unaffordable on a single local salary without a second income or a social tenancy. If you're renting privately here, you're likely either earning well above the local median or sharing.
The population skews young. Around 36% of residents are aged 18 to 34 — a higher share than most London boroughs — and single-person households make up nearly a third of all homes. Just over half of residents were born in the UK, and the area's diversity index sits at 70.8, reflecting genuinely mixed communities. About half of residents hold a degree-level qualification, which is above the national average but fairly typical for inner east London.
Practically, the neighbourhood is well connected. The nearest underground station is roughly 440 metres away — a five-minute walk — and the rail network puts central London under ten minutes away. Greenspace is accessible too: the nearest park is under 270 metres on average, and nearly 60% of residents are within a walkable distance of open space. See the streets and sub-areas below for more detail on specific pockets.
What you'll need on day one
Compare Woodberry Down & Manor House with
Frequently asked
- Is Hackney 002 a nice place to live?
- It depends what you're after. The transport links are excellent — central London in under ten minutes — and greenspace is close by. But crime runs at nearly double the national rate, just under half of nearby schools are rated Good or Outstanding, and private rents are high relative to local incomes. It suits people who prioritise connectivity and don't mind a rougher-edged urban feel.
- What is the rent in Hackney 002?
- A one-bedroom flat runs around £1,950 a month, a two-bedroom around £2,430, and a three-bedroom close to £2,780. These are estimates scaled from borough-level data using local sale prices. Rents rose around 2.5% year-on-year, roughly in line with the wider London market.
- Is Hackney 002 safe?
- Crime sits at around 147 incidents per 1,000 residents a year — roughly double the UK national average of about 80. Theft and anti-social behaviour are the main drivers. It's not the highest-crime part of inner London, but the rate is elevated and worth factoring in, particularly around busier transport and retail areas.
- What's the commute from Hackney 002 to central London?
- Under ten minutes by rail or public transport to central London, which is one of the area's strongest selling points. The nearest underground station is about a five-minute walk, and the nearest mainline rail station is around ten minutes on foot. Around 47% of residents work from home, so many don't commute at all.
- Who lives in Hackney 002?
- A notably mixed population. Around 47% of homes are social housing, with a further 33% private rented — so owner-occupiers are rare at just 14%. Over a third of residents are aged 18 to 34. About half were born in the UK, and the area has a high ethnic diversity index. Half of residents hold a degree-level qualification.
- What schools are near Hackney 002?
- There are 214 schools within 2km, but only around 49% are rated Good or Outstanding — well below the national share of roughly 89%. The nearest Outstanding-rated school is about 960 metres away. We'd recommend checking individual ratings on the Ofsted website and current admissions boundaries with Hackney council directly.
- How affordable is Hackney 002 to rent?
- Difficult on a single income. The rent-to-take-home ratio sits at around 103%, meaning median rents exceed median take-home pay for a single earner. The area works best financially if you're sharing, earning above the local median, or hold a social tenancy. Saving for a deposit while renting privately here is very hard.