Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.57222, -0.06930

E5 9AB— Springfield, Hackney

Location and area intelligence for E5 9AB, Springfield, Hackney

The family fortress

 

Schools 100%Safety 80/100Transport 45/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
57
Safety
80
Schools
90
Transport
45
Environment
63
Investment
43

The bottom line

E5 9AB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E5 9AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for E5 9AB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E5 9AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lubavitch Boys' Primary School

Not yet inspected · Inspected Mar 2025 · 1 min walk

KS2: 100.8

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 2 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 39 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 36 min walk

8 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

69.3 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-23% vs borough

Crime by type

Other29%
Anti-social behaviour26%
Violence & sexual offences24%
Vehicle crime6%
Drug offences6%
Theft4%
Robbery3%
Burglary3%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

9

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.2km

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E5 district median

£640,000

Based on 287 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,016/m²
Price per ft²£280/ft²
Avg floor area50 m²

EPC breakdown

B
7%
C
38%
D
21%
E
11%
F
1%

Based on 78 properties · Confidence: high

Street mix

Semi 12%Terraced 18%Flat 59%Other 12%

LHA rates — Inner East London

Shared room£700/mo
1 bedroom£1440/mo
2 bedrooms£1750/mo
3 bedrooms£2160/mo
4 bedrooms£3000/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£125,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+0.5%

Total change

+17%

Market Activity

Price Velocity & Acceleration

Current Velocity

-72.4%

per year

Acceleration

-172.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached13.3%
Terraced20%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£130k£550k+323.1%1
Post-dot-com plateau2001–2004£251k£250k-0.2%1.8
Pre-crash peak2005–2005£170k£170k+0%1
GFC & correction2009–2009£400k£400k+0%1
Help-to-Buy recovery2014–2015£275k£550k+100%1
Current market2025–2025£152k£152k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Seven Sisters Underground StationVictoria line
14.2 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

Stamford Hill Rail StationWeaver · Greater Anglia
7 min walk
Stamford HillNational Rail
7 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
10 min walk
South Tottenham Rail StationSuffragette
12 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
15 min walk
No bus stops within 400m

38

Walkability score

139

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★45 min
Waterloo52 min ↑
Canary Wharf56 min ↑
City48 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park608m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
686m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.1 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 46%
More green space than 81% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.3 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,520 hrs/yr

Sunshine

605 mm/yr

Rainfall

22.5°C

Summer avg

3.0°C

Winter avg

Solar yield850.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

STAMFORD HILL GROUP PRACTICE

2 EGERTON ROAD, STAMFORD HILL, N16 6UA

2 min walk

70%

Recommend GP

70%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Turnpike House (353 m)

Nearest supermarketSo Real · 454 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,592 licensed premises in borough655 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

298m

Post office

Nearby shops

Carmel kosher supermarket145 m
Sharon's Bakery212 m
Royal Meats213 m
The Wine Cellar215 m

Nearby cafes

Aran's Cafe328 m
Montegino360 m
Enjoy Cafe665 m
The Boathouse Cafe711 m

Nearby restaurants

Brazilian Centre328 m
Cantina Do Gaucho369 m
Tasti Pizza374 m
Grill 66661 m

Nearby pubs

Turnpike House353 m
Mascara Bar638 m
The Bird Cage697 m
The Wheatsheaf707 m

Nearby pharmacies

Day Lewis Pharmacy214 m
Boots231 m
Benjamin Chemist1.2 km
Food hygiene (5-star)51% of 86

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Investment

Investment grade, yield and market outlook

43

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.4

Price growth score

D
High

Development pressure

High

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,767m
Crossrail 2 route272m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,380 nationally

1,573

Est. population

11,574/km²

55%

Employed

24%

Degree educated

£36,300

Median income

11.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

31

Community stability

Age profile

42%
21%
16%
13%
Under 1842%
18–3421%
35–4916%
50–6413%
65+8%

Tenure

34%
45%
Own outright11%
Own (mortgage)8%
Private rent34%
Social rent45%
Shared ownership2%
Rent free0%

Ethnicity

46%
18%
14%
White British46%
White Other18%
Asian6%
Black12%
Mixed4%
Other14%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine17%
No car household61%
Unemployed4%
No qualifications37%

Housing tenure (Census 2021)

Social rent45%
Private rent34%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
14
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
21
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
55
Largest scheme
155 homes · Hillside Estate, Hillside Estate, Stamford Hill, N15
Pipeline pressure
LOW

Named schemes (500m)

Tower Court, Tower Court, Clapton Common, E5 9AJ132 homes
completed
The Gardens, 125, The Gardens, 125, Clapton Common, E5 9AD26 homes
completed
131, 131, Clapton Common, E5 9AB18 homes
completed
Sir John and Lady Cohen Court, Sir John and Lady Cohen Court, Rookwood Road, N16 6SD14 homes
completed
125, 125, CLAPTON COMMON, E5 9AB13 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
18.3%
Ward turnout
38%
Election year
2026
MP
Ms Diane Abbott (Independent)
MP majority
15,080
Constituency
Hackney North and Stoke Newington

Councillors

Simche SteinbergerConservative
Michael LevyConservative
Shaul KrautwirtConservative

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Key facts for E5 9AB

Full postcodeE5 9AB
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.572222
Longitude-0.069302
Parliamentary constituencyHackney North and Stoke Newington
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey