Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.57315, -0.07071

E5 9AG— Springfield, Hackney

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

The practical family move

 

Schools 100%Safety 73/100Transport 55/100Low yield 3.47%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
73
Schools
90
Transport
55
Environment
56
Investment
58

The bottom line

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

The catches: high noise levels nearby and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

E5 9AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-18.8% vs London avg
vs London crime+72.0% vs London avg

Deep-dive guides for E5 9AG

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

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“The practical family move”

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How E5 9AG 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 · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+25% vs borough

Crime by type

Other37%
Violence & sexual offences17%
Anti-social behaviour11%
Theft10%
Vehicle crime7%
Burglary7%
Robbery6%
Drug offences5%

Road safety

91

Road safety score

9

Accidents (5yr)

8

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +72% above London average

Property

Prices, sales volume and market trends

Avg floor area57.5 m²

EPC breakdown

B
1%
C
17%
D
13%
E
5%

Based on 36 properties · Confidence: high

Street mix

Semi 29%Terraced 29%Detached 43%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£143,750
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 fuelmains gas (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

1996–2023 · CAGR

+13.6%

Total change

+3043%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.2%

per year

Acceleration

-12.03

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Detached42.9%
Semi-detached28.6%
Terraced28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£70k£250k+257.1%1
Post-dot-com plateau2003–2003£500k£500k+0%1
Pre-crash peak2007–2007£875k£875k+0%1
GFC & correction2010–2010£1.50m£1.50m+0%1
Help-to-Buy recovery2016–2016£1.91m£1.91m+0%1
Rate-rise correction2023–2023£2.20m£2.20m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

40

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria42 min ↑
Waterloo49 min ↑
Canary Wharf53 min ↑
City ★39 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)

3

EV chargers (800m)

Nearest car park632m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
773m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 25%
Less green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.4 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

1 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 · 1.5 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

4

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

7

Convenience

Nearest supermarketSo Real · 594 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

156m

Post office

Nearby shops

Carmel kosher supermarket53 m
The Wine Cellar113 m
Sharon's Bakery128 m
Royal Meats144 m

Nearby cafes

Aran's Cafe189 m
Montegino224 m
Enjoy Cafe739 m
Stop Over875 m

Nearby restaurants

Brazilian Centre192 m
Cantina Do Gaucho234 m
Tasti Pizza239 m
Grill 66734 m

Nearby pubs

Turnpike House216 m
Mascara Bar711 m
The Bird Cage773 m
The Wheatsheaf788 m

Nearby pharmacies

Boots94 m
Day Lewis Pharmacy140 m
Food hygiene (5-star)53% of 83

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

58

Investment score

Good

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

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

29.5

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,845m
Crossrail 2 route169m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,200 nationally

1,699

Est. population

17,654/km²

63%

Employed

30%

Degree educated

£34,100

Median income

9.3%

Claimant rate

Urban coreVery high densityRenters

24

Community stability

Age profile

41%
22%
20%
Under 1841%
18–3422%
35–4920%
50–6411%
65+6%

Tenure

50%
17%
Own outright12%
Own (mortgage)12%
Private rent50%
Social rent17%
Shared ownership9%

Ethnicity

44%
19%
17%
White British44%
White Other19%
Asian6%
Black10%
Mixed4%
Other17%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine17%
No car household60%
Unemployed4%
No qualifications31%

Housing tenure (Census 2021)

Private rent50%
Social rent17%

vs. London

Income vs London-18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (3 years)
14
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)
52
Largest scheme
155 homes · Hillside Estate, Hillside Estate, Stamford Hill, N15
Pipeline pressure
LOW

Named schemes (500m)

Hillside Estate, Hillside Estate, Stamford Hill, N15155 homes
completed
Tower Court, Tower Court, Clapton Common, E5 9AJ132 homes
completed
NOW KNOWN AS 1-34 BARCLAY CLOSE, 1-3, NOW KNOWN AS 1-34 BARCLAY CLOSE, 1-3, HIGH ROAD, N1534 homes
completed
The Gardens, 125, The Gardens, 125, Clapton Common, E5 9AD26 homes
completed
131, 131, Clapton Common, E5 9AB18 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 9AG

Full postcodeE5 9AG
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.573154
Longitude-0.070705
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