Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.56579, -0.05718

E5 9HY— Springfield, Hackney

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

Limited residential data

We have little evidence of homes at this postcode (no domestic energy certificates or residential sales on record). The residential verdict is withheld; treat the figures below as area context.

 

Schools 100%Safety 73/100Transport 45/100Low yield 3.47%
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Strong, well-rated schools set this area apart

Area score
54
Safety
73
Schools
95
Transport
45
Environment
80
Investment
53

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Location

E5 9HY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-16.2% vs London avg
vs London crime+75.0% vs London avg

Deep-dive guides for E5 9HY

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

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How E5 9HY 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 · 3 min walk

KS2: 106.8

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 16 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+27% vs borough

Crime by type

Other26%
Anti-social behaviour26%
Violence & sexual offences21%
Burglary9%
Theft7%
Vehicle crime5%
Drug offences4%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.4km

Crime is +75% above London average

Property

Prices, sales volume and market trends

Avg floor area44.4 m²

EPC breakdown

C
17%
D
7%
E
2%
F
1%

Based on 27 properties · Confidence: medium

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£111,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2017 · CAGR

+3.3%

Total change

+43%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.3%

per year

Acceleration

+0.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2006£150k£150k+0%1
Brexit uncertainty2017–2017£215k£215k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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
6 min walk
ClaptonNational Rail
6 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
14 min walk
Rectory Road Rail StationWeaver · Greater Anglia
14 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
21 min walk
No bus stops within 400m

39

Walkability score

133

Footpaths (500m)

0

Santander docks (800m)

1.7 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

3

Car parks (800m)

1

EV chargers (800m)

Nearest car park464m
Santander docks (800m)0
Nearest cycle dock1.7 km

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: 4.8 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 70%
More green space than 99% 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

7 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 · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

3

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketSo Real · 684 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)

1.8km

Post office

Nearby shops

B & S Food and Wine269 m
Tesco Express275 m
Co-op Food408 m
Star Food Centre450 m

Nearby cafes

The Dialogue273 m
E5 Cafe and Restaurant314 m
Hatch Cafe400 m
Springfield Park Cafe418 m

Nearby restaurants

Wu266 m
Sodo Pizza281 m
79 Clapton312 m
Vesuvio Pizzeria804 m

Nearby pubs

The Crooked Billet399 m
The Anchor & Hope400 m
The Royal Sovereign545 m
The London Tavern896 m

Nearby gyms

The Wing Chun School1.1 km

Nearby health

The Riverside Practice388 m
HomeMed Healthcare392 m
The Clapton Surgery395 m
Food hygiene (5-star)44% of 68

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

A

High street health

Investment

Investment grade, yield and market outlook

53

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

26.8

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,338m
Crossrail 2 route1,153m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,166 nationally

1,997

Est. population

30,000/km²

54%

Employed

31%

Degree educated

£35,200

Median income

11.0%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

30

Community stability

Age profile

36%
27%
16%
14%
Under 1836%
18–3427%
35–4916%
50–6414%
65+7%

Tenure

34%
50%
Own outright6%
Own (mortgage)8%
Private rent34%
Social rent50%
Shared ownership1%
Rent free0%

Ethnicity

33%
15%
29%
White British33%
White Other15%
Asian9%
Black29%
Mixed4%
Other11%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine20%
No car household64%
Unemployed4%
No qualifications29%

Housing tenure (Census 2021)

Social rent50%
Private rent34%

vs. London

Income vs London-16.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
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)
18
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
83, 83, Upper Clapton Road, 16 Rossendale Street, E5 9BU39 homes
completed
5-17, 5-17, SOUTHWOLD ROAD, E530 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 9HY

Full postcodeE5 9HY
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.565790
Longitude-0.057180
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