Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.56702, -0.06006

E5 9DH— Springfield, Hackney

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

The family fortress

 

Schools 100%Safety 80/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
52
Safety
80
Schools
90
Transport
35
Environment
62
Investment
37

The bottom line

E5 9DH 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.

Less suited to Car-free commuters.

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Location

E5 9DH

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-16.2% vs London avg
vs London crime+12.0% vs London avg

Deep-dive guides for E5 9DH

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How E5 9DH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Jubilee Primary School

Good · Inspected Jun 2022 · 5 min walk

KS2: 104.7

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 12 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.9 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-19% vs borough

Crime by type

Violence & sexual offences27%
Other26%
Anti-social behaviour22%
Vehicle crime8%
Theft5%
Drug offences4%
Robbery4%
Burglary4%

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +12% 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£19,770/m²
Price per ft²£1,837/ft²
Avg floor area36.8 m²

EPC breakdown

C
23%
D
11%
E
12%
G
1%

Based on 47 properties · Confidence: high

Street mix

Semi 21%Terraced 21%Flat 11%Other 47%

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£92,000
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 fuelmains gas (community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+7.8%

Total change

+605%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.6%

per year

Acceleration

-163.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached40%
Terraced40%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£110k£110k+0%1
Post-dot-com plateau2001–2004£100k£333k+232.5%1.3
Help-to-Buy recovery2015–2015£1.00m£1.00m+0%1
Brexit uncertainty2017–2018£237k£640k+170.5%1
Rate-rise correction2023–2023£1.40m£1.40m+0%1
Current market2025–2025£775k£775k+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 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Clapton→ Liverpool Street· 4 tph
13 min

Nearby stations

Clapton Rail StationWeaver · Greater Anglia
8 min walk
ClaptonNational Rail
8 min walk
Stoke Newington Rail StationWeaver · Greater Anglia
11 min walk
Rectory Road Rail StationWeaver · Greater Anglia
14 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
18 min walk
No bus stops within 400m

41

Walkability score

121

Footpaths (500m)

0

Santander docks (800m)

1.8 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria55 min ↑
Waterloo58 min ↑
Canary Wharf50 min ↑
City ★45 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 park349m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
701m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Walthamstow Marshes SSSI — 0.7 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

6 min walk

77%

Recommend GP

77%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Anchor & Hope (516 m)

Nearest supermarketSo Real · 444 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)

1.2km

Post office

Nearby shops

B & S Food and Wine376 m
Tesco Express387 m
Star Food Centre621 m
Co-op Food649 m

Nearby cafes

Springfield Park Cafe238 m
The Dialogue416 m
Hatch Cafe513 m
E5 Cafe and Restaurant554 m

Nearby restaurants

Wu374 m
Sodo Pizza427 m
79 Clapton439 m
Perfect Fried Chicken955 m

Nearby pubs

The Anchor & Hope516 m
The Royal Sovereign533 m
The Crooked Billet570 m
The London Tavern951 m

Nearby health

HomeMed Healthcare602 m
The Riverside Practice623 m
The Clapton Surgery629 m
Food hygiene (5-star)47% of 60

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

37

Investment score

Weak

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

Medium

Demand

Medium

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

33.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,397m
Crossrail 2 route946m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,523 nationally

1,647

Est. population

23,340/km²

53%

Employed

31%

Degree educated

£35,200

Median income

12.0%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

35

Community stability

Age profile

36%
20%
19%
15%
Under 1836%
18–3420%
35–4919%
50–6415%
65+10%

Tenure

26%
55%
Own outright10%
Own (mortgage)9%
Private rent26%
Social rent55%
Shared ownership0%

Ethnicity

35%
13%
23%
White British35%
White Other13%
Asian10%
Black23%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine21%
No car household58%
Unemployed6%
No qualifications25%

Housing tenure (Census 2021)

Social rent55%
Private rent26%

vs. London

Income vs London-16.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
7
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
0
Under construction
0
Completed (3yr)
16
Largest scheme
107 homes · Buccleuch House, Buccleuch House, Clapton Common, Clapton Common, E5 9AN
Pipeline pressure
NONE

Named schemes (500m)

Former Depot Site, Former Depot Site, Rossington Street, E5 8SP43 homes
completed
83, 83, Upper Clapton Road, 16 Rossendale Street, E5 9BU39 homes
completed
44-73 & 94-127 FAWCETT HOUSE, 44-73 & 94-127 FAWCETT HOUSE, FAWCETT ESTATE, CLAPTON COMMON, E532 homes
completed
Upper Clapton United Reformed Church, Upper Clapton United Reformed Church, Clapton Road, E5 9BU27 homes
completed
Upper Clapton United Reformed Church, 85a, UPPER CLAPTON ROAD, HACKNEY, E5 9BU27 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 9DH

Full postcodeE5 9DH
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.567016
Longitude-0.060056
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