Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.56862, -0.05433

E5 9HH— Springfield, Hackney

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

The family fortress

 

Schools 100%Safety 82/100Transport 36/100Yield 6.83%

Best for: Families

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

Liveability
56
Safety
82
Schools
95
Transport
36
Environment
85
Investment
55

The bottom line

E5 9HH offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £325,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E5 9HH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-37.5% vs London avg
vs London income-9.0% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for E5 9HH

🛡️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 9HH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harrington Hill Primary School

Good · Inspected Nov 2023 · 2 min walk

KS2: 106.8

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 19 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Low Hall Nursery School

Outstanding · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.5 incidents per 1,000 residents

Better than 55% of London
→ Stable

-35% vs borough

Crime by type

Anti-social behaviour24%
Violence & sexual offences24%
Other22%
Drug offences9%
Vehicle crime8%
Burglary6%
Theft4%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Homerton Fire Station · 2.3km

Crime is 10% 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.

£325,000

Median sale price

Bottom 25% — 37% below London median

£325,000 is 37% below the London median (£520,000)

-21.3%

This year

Flat

Dominant type

Price history

5-year change
+6.6%
Sales (24 months)5
New build0.0%
Avg flat£325,000
Price per m²£5,293/m²
Price per ft²£492/ft²
Avg floor area60.5 m²

EPC breakdown

B
21%
C
11%

Based on 32 properties · Confidence: high

Street mix

Flat 100%

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£3,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,500

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

8.5×

Price-to-income

£1,626/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£151,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2025 · CAGR

+7.1%

Total change

+246%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.1%

per year

Acceleration

+13.68

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £350k–£400k · 37 sales

Property Type Mix

Total: 37 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£94k£94k+0%1
GFC & correction2010–2012£70k£145k+107.1%2.3
Help-to-Buy recovery2014–2016£253k£321k+27.2%3
Brexit uncertainty2017–2019£345k£186k-46.2%3
Pandemic surge2020–2021£243k£305k+25.4%2.5
Rate-rise correction2022–2023£437k£376k-14%2
Current market2024–2025£325k£325k+0.1%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+5.3% alpha

Flat/maisonette+5.3% α
Local
10.8%
District
5.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
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
10 min walk
ClaptonNational Rail
10 min walk
Stoke Newington Rail StationWeaver · Greater Anglia
17 min walk
Rectory Road Rail StationWeaver · Greater Anglia
19 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
21 min walk
No bus stops within 400m

30

Walkability score

63

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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park505m
Santander docks (800m)0
Nearest cycle dock1.9 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
635m
🅿️
Coppermill Fields Car Park· no
700m

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 AONB99% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 0.3 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

11 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 · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

3

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketSo Real · 795 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)

1.4km

Post office

Nearby shops

B & S Food and Wine110 m
Co-op Food536 m
Tesco Express646 m
Local Express671 m

Nearby cafes

Hatch Cafe109 m
Springfield Park Cafe388 m
E5 Cafe and Restaurant538 m
The Boathouse Cafe614 m

Nearby restaurants

Wu637 m
Sodo Pizza645 m
79 Clapton680 m
Vesuvio Pizzeria1.1 km

Nearby pubs

The Anchor & Hope115 m
The Crooked Billet742 m
The Royal Sovereign906 m
Princess of Wales957 m

Nearby health

HomeMed Healthcare351 m
The Clapton Surgery463 m
The Riverside Practice464 m
Food hygiene (5-star)48% of 48

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

55

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
6.8% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score16/100
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 owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

52.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,703m
Crossrail 2 route1,331m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,255 nationally

2,053

Est. population

21,641/km²

60%

Employed

40%

Degree educated

£38,200

Median income

9.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

29%
24%
22%
16%
Under 1829%
18–3424%
35–4922%
50–6416%
65+9%

Tenure

20%
56%
Own outright8%
Own (mortgage)13%
Private rent20%
Social rent56%
Shared ownership2%
Rent free0%

Ethnicity

27%
15%
33%
White British27%
White Other15%
Asian10%
Black33%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine20%
No car household61%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent56%
Private rent20%

vs. London

Income vs London-9.0%
Price vs London-37.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
1
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
204 homes · Leeside Wharf, Altius (Lathams Yard & Leeside and Middlesex Wharves), MOUNT PLEASANT HILL, HACKNEY, E5 9NG
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
DE HAVILLAND HOUSE, DE HAVILLAND HOUSE, THEYDON ROAD, E541 homes
completed
Zaim Trading Estate Leaside, Zaim Trading Estate Leaside, Leaside Road, E5 9LU32 homes
completed
109 & R/O 91-109, 109 & R/O 91-109, Mount Pleasant Lane, E514 homes
completed
THE WOODMAN PUBLIC HOUSE, 199, THE WOODMAN PUBLIC HOUSE, 199, MOUNT PLEASANT LANE, E514 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 (£325,000)

£3,750

Standard buyer

£0

First-time buyer

Save £3,750

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 9HH

Full postcodeE5 9HH
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.568621
Longitude-0.054332
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