Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.56825, -0.05797

E5 9DX— Springfield, Hackney

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

The family fortress

 

Schools 100%Safety 80/100Transport 37/100~3% 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
54
Safety
80
Schools
90
Transport
37
Environment
83
Investment
36

The bottom line

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

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

Less suited to Car-free commuters.

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Location

E5 9DX

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 9DX

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E5 9DX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harrington Hill Primary School

Good · Inspected Nov 2023 · 4 min walk

KS2: 106.8

★★

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 24 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 27 min walk

6 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.5km

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£6,459/m²
Price per ft²£600/ft²
Avg floor area62.8 m²

EPC breakdown

C
18%
D
9%
E
1%

Based on 28 properties · Confidence: medium

Street mix

Terraced 6%Flat 94%

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£157,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

2001–2024 · CAGR

+5.3%

Total change

+227%

Market Activity

Price Velocity & Acceleration

Current Velocity

+51.8%

per year

Acceleration

+53.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 17 sales

Property Type Mix

Total: 17 sales

Terraced5.9%
Flat/maisonette94.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£130k£184k+41.5%1
Pre-crash peak2005–2005£185k£185k+0%2
GFC & correction2009–2011£187k£250k+33.7%1
Help-to-Buy recovery2016–2016£330k£330k+0%2
Brexit uncertainty2017–2019£505k£371k-26.6%1.3
Pandemic surge2021–2021£286k£286k+0%1
Rate-rise correction2023–2023£280k£280k+0%3
Current market2024–2024£425k£425k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.9% alpha

Flat/maisonette-3.9% α
Local
2.3%
District
6.2%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

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
Sales Volume75
Trend Position40

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

37

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

1.9 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria56 min ↑
Waterloo52 min ↑
Canary Wharf51 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)

1

EV chargers (800m)

Nearest car park304m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
574m

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: 5.0 km away✗ Not Green Belt✗ Not AONB91% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 0.5 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

8 min walk

77%

Recommend GP

77%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

63

Parks (1km)

3

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Anchor & Hope (356 m)

Nearest supermarketSo Real · 546 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 Wine234 m
Tesco Express522 m
Co-op Food625 m
Local Express714 m

Nearby cafes

Springfield Park Cafe165 m
Hatch Cafe351 m
The Dialogue536 m
The Boathouse Cafe562 m

Nearby restaurants

Wu510 m
Sodo Pizza545 m
79 Clapton569 m
Vesuvio Pizzeria1.1 km

Nearby pubs

The Anchor & Hope356 m
The Crooked Billet675 m
The Royal Sovereign721 m
The London Tavern1.1 km

Nearby health

HomeMed Healthcare512 m
The Riverside Practice576 m
The Clapton Surgery580 m
Food hygiene (5-star)45% of 53

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

36

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months0

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

4/100

Velocity score

Future outlook

40.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,575m
Crossrail 2 route1,082m

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)
10
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
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)
17
Largest scheme
44 homes · Site formerly occupied by the Robin Hood Public House, Site formerly occupied by the Robin Hood Public House, High Hill Ferry, E5 9HG
Pipeline pressure
NONE

Named schemes (500m)

Site formerly occupied by the Robin Hood Public House, Site formerly occupied by the Robin Hood Public House, High Hill Ferry, E5 9HG44 homes
completed
44-73 & 94-127 FAWCETT HOUSE, 44-73 & 94-127 FAWCETT HOUSE, FAWCETT ESTATE, CLAPTON COMMON, E532 homes
completed
THE WOODMAN PUBLIC HOUSE, 199, THE WOODMAN PUBLIC HOUSE, 199, MOUNT PLEASANT LANE, E514 homes
completed
The Mount Community Hall, The Mount Community Hall, Mount Pleasant Lane, E59 homes
completed
64, 64, Moresby Road, London, E5 9LD8 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 9DX

Full postcodeE5 9DX
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.568249
Longitude-0.057969
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