Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.57150, -0.06269

E5 9BE— Springfield, Hackney

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

The family fortress

 

Schools 100%Safety 81/100Transport 26/100Low yield 3.47%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
52
Safety
81
Schools
95
Transport
26
Environment
85
Investment
43

The bottom line

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

The catches: 47 min to city — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

E5 9BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-13.6% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for E5 9BE

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

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“The family fortress”

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How E5 9BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Springfield Community Primary School

Outstanding · Inspected Oct 2023 · 7 min walk

KS2: 102.0

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 6 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 35 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.5 incidents per 1,000 residents

Better than 53% of London
→ Stable

-32% vs borough

Crime by type

Other28%
Anti-social behaviour18%
Violence & sexual offences17%
Theft14%
Vehicle crime7%
Burglary6%
Drug offences5%
Robbery5%

Road safety

92

Road safety score

4

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.4km

Crime is 5% below London average

Property

Prices, sales volume and market trends

Avg floor area110.7 m²

EPC breakdown

B
4%
C
12%
D
8%
E
7%

Based on 31 properties · Confidence: high

Street mix

Terraced 86%Flat 14%

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£276,750
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

1995–2023 · CAGR

+7.4%

Total change

+631%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

+23.74

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £125k–£150k · 14 sales

Property Type Mix

Total: 14 sales

Terraced85.7%
Flat/maisonette14.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£130k£140k+7.7%1.2
Post-dot-com plateau2001–2001£318k£318k+0%2
GFC & correction2010–2010£675k£675k+0%1
Help-to-Buy recovery2014–2016£650k£900k+38.5%1
Brexit uncertainty2019–2019£1.10m£1.10m+0%1
Pandemic surge2020–2020£900k£900k+0%1
Rate-rise correction2023–2023£950k£950k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Seven Sisters Underground StationVictoria line
17.8 min walk
Clapton→ Liverpool Street· 4 tph
13 min

Nearby stations

Stoke Newington Rail StationGreater Anglia · Weaver
12 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
13 min walk
Clapton Rail StationGreater Anglia · Weaver
15 min walk
ClaptonNational Rail
15 min walk
South Tottenham Rail StationSuffragette
15 min walk
No bus stops within 400m

37

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge54 min ↑
Victoria51 min ↑
Waterloo58 min ↑
Canary Wharf59 min ↑
City ★47 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

3

Car parks (800m)

2

EV chargers (800m)

Nearest car park188m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
296m
🅿️
Coppermill Fields Car Park· no
761m

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: 8.0 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: 5.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 0.8 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

FOUNTAYNE ROAD MEDICAL PRACTICE

1A FOUNTAYNE ROAD, N16 7EA

10 min walk

77%

Recommend GP

77%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Turnpike House (746 m)

No restaurants within 800m — nearest: Brazilian Centre (776 m)

Nearest supermarketSo Real · 372 m
8 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

720m

Post office

Nearby shops

Carmel kosher supermarket606 m
Sharon's Bakery677 m
Royal Meats678 m
The Wine Cellar679 m

Nearby cafes

The Boathouse Cafe311 m
Springfield Park Cafe327 m
Aran's Cafe731 m
Hatch Cafe772 m

Nearby restaurants

Brazilian Centre776 m
Wu902 m
Sodo Pizza958 m
79 Clapton968 m

Nearby pubs

Turnpike House746 m
The Anchor & Hope778 m
Mascara Bar861 m
The Wheatsheaf892 m

Nearby pharmacies

Boots678 m
Day Lewis Pharmacy679 m
Food hygiene (5-star)56% of 32

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

E

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

16.7

Price growth score

E
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,814m
Crossrail 2 route734m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,258 nationally

1,626

Est. population

20,429/km²

54%

Employed

28%

Degree educated

£36,300

Median income

7.3%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

34

Community stability

Age profile

44%
21%
16%
Under 1844%
18–3421%
35–4916%
50–6410%
65+9%

Tenure

28%
51%
Own outright11%
Own (mortgage)9%
Private rent28%
Social rent51%
Shared ownership2%
Rent free0%

Ethnicity

48%
16%
13%
14%
White British48%
White Other16%
Asian6%
Black13%
Mixed3%
Other14%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine16%
No car household59%
Unemployed7%
No qualifications33%

Housing tenure (Census 2021)

Social rent51%
Private rent28%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
12
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
11
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
1
Under construction
0
Completed (3yr)
16
Largest scheme
132 homes · Tower Court, Tower Court, Clapton Common, E5 9AJ
Pipeline pressure
LOW

Named schemes (500m)

Buccleuch House, Buccleuch House, Clapton Common, Clapton Common, E5 9AN107 homes
completed
44-73 & 94-127 FAWCETT HOUSE, 44-73 & 94-127 FAWCETT HOUSE, FAWCETT ESTATE, CLAPTON COMMON, E532 homes
completed
54-54a, 54-54a, Clapton Common, E5 9AL16 homes
completed
Ravensdale Industrial Estate, Ravensdale Industrial Estate, Timberwharf Road, N16 6DB15 homes
completed
Leadale Wharf, Rear of, Leadale Wharf, Rear of, Watermint Quay, N16 6DN15 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 9BE

Full postcodeE5 9BE
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.571502
Longitude-0.062694
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