Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.57298, -0.06237

E5 9BN— Springfield, Hackney

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

The family fortress

 

Schools 100%Safety 85/100Transport 28/100Low yield 2.78%⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
57
Safety
85
Schools
95
Transport
28
Environment
85
Investment
49

The bottom line

E5 9BN offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £800,000 median — 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 9BN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+53.8% vs London avg
vs London income-18.8% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for E5 9BN

🛡️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 9BN 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 · 6 min walk

KS2: 102.0

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 5 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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.6 incidents per 1,000 residents

Better than 72% of London
→ Stable

-57% vs borough

Crime by type

Other30%
Violence & sexual offences25%
Anti-social behaviour24%
Vehicle crime11%
Burglary5%
Drug offences3%
Theft2%
Robbery0%

Road safety

95

Road safety score

5

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.5km

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£800,000

Median sale price

Top 25% — 54% above London median

£800,000 is 54% above the London median (£520,000)

+86.0%

This year

Terraced

Dominant type

Price history

5-year change
+229.9%
Sales (24 months)5
New build0.0%
Avg terraced£1,112,500
Avg flat£773,000
Price per m²£6,349/m²
Price per ft²£590/ft²
Avg floor area128.6 m²

EPC breakdown

C
21%
D
25%
E
11%
F
5%

Based on 62 properties · Confidence: high

Street mix

Semi 9%Terraced 61%Flat 27%Other 2%

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

Stamp duty

Standard buyer£27,500
First-time buyerFTB
£27,500
Additional propertyBTL/2nd
£51,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

23.5×

Price-to-income

£4,002/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£321,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.9%

Total change

+684%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.2%

per year

Acceleration

-35.75

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached9.5%
Terraced61.9%
Flat/maisonette28.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£102k£240k+135.4%2
Post-dot-com plateau2001–2004£105k£219k+108.6%1.8
Pre-crash peak2005–2007£550k£375k-31.8%2
GFC & correction2008–2012£373k£360k-3.4%1.5
Help-to-Buy recovery2013–2016£573k£825k+44.1%1.5
Brexit uncertainty2017–2019£650k£1.30m+100%1.5
Pandemic surge2021–2021£243k£243k+0%2
Rate-rise correction2022–2022£1.01m£1.01m+0%2
Current market2025–2026£1.10m£800k-27.2%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
9.2%
District
9.3%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing18
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
16.2 min walk
South Tottenham

Nearby stations

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

33

Walkability score

107

Footpaths (500m)

0

Santander docks (800m)

2.2 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)

1

EV chargers (800m)

Nearest car park198m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
198m
🅿️
Coppermill Fields Car Park· no
673m

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

Nearest SSSI: Walthamstow Marshes SSSI — 0.9 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

STAMFORD HILL GROUP PRACTICE

2 EGERTON ROAD, STAMFORD HILL, N16 6UA

7 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Brazilian Centre (758 m)

Nearest supermarketSo Real · 525 m
8 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

688m

Post office

Nearby shops

Carmel kosher supermarket612 m
The Wine Cellar685 m
Sharon's Bakery690 m
Royal Meats696 m

Nearby cafes

The Boathouse Cafe224 m
Springfield Park Cafe460 m
Aran's Cafe689 m
Hatch Cafe845 m

Nearby restaurants

Brazilian Centre758 m
Wu1.1 km
Sodo Pizza1.1 km
79 Clapton1.1 km

Nearby pubs

Turnpike House699 m
The Anchor & Hope851 m
The Royal Sovereign1.2 km

Nearby pharmacies

Boots665 m
Day Lewis Pharmacy696 m
Food hygiene (5-star)59% of 27

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

49

Investment score

Moderate

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

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,850London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score42/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

61.4

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,978m
Crossrail 2 route746m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,222 nationally

1,632

Est. population

15,403/km²

59%

Employed

32%

Degree educated

£34,100

Median income

5.7%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

30

Community stability

Age profile

39%
22%
20%
Under 1839%
18–3422%
35–4920%
50–6412%
65+7%

Tenure

14%
39%
28%
Own outright14%
Own (mortgage)12%
Private rent39%
Social rent28%
Shared ownership7%
Rent free0%

Ethnicity

44%
20%
15%
White British44%
White Other20%
Asian7%
Black9%
Mixed5%
Other15%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine17%
No car household49%
Unemployed4%
No qualifications31%

Housing tenure (Census 2021)

Private rent39%
Social rent28%

vs. London

Income vs London-18.8%
Price vs London+53.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
9
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)
13
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
Oak Wharf, Oak Wharf, Timberwharf Road, N16 6DB75 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

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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£800,000)

£27,500

Standard buyer

£27,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for E5 9BN

Full postcodeE5 9BN
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.572980
Longitude-0.062371
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