Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.56625, -0.05676

E5 9JF— Springfield, Hackney

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

The family fortress

 

Schools 100%Safety 82/100Transport 40/100Low yield 3.47%

Best for: Families

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

Liveability
57
Safety
82
Schools
95
Transport
40
Environment
82
Investment
45

The bottom line

E5 9JF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

E5 9JF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for E5 9JF

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How E5 9JF 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 · 17 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 35 min walk

6 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: Stoke Newington Fire Station · 1.5km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area53.5 m²

EPC breakdown

C
26%
D
18%
E
7%

Based on 51 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

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£133,750
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 BAnnual charge £1,339
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2022 · CAGR

+4.8%

Total change

+134%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.4%

per year

Acceleration

-18.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£160k£160k+0%1
Pre-crash peak2007–2007£137k£137k+0%1
GFC & correction2010–2010£150k£150k+0%1
Help-to-Buy recovery2014–2015£243k£325k+33.9%1.5
Rate-rise correction2022–2022£375k£375k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.4% alpha

Flat/maisonette+2.4% α
Local
5.6%
District
3.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
6 min walk
ClaptonNational Rail
6 min walk
Stoke Newington Rail StationWeaver · Greater Anglia
14 min walk
Rectory Road Rail StationWeaver · Greater Anglia
15 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
21 min walk
No bus stops within 400m

37

Walkability score

117

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 park471m
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 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: 4.9 km away✗ Not Green Belt✗ Not AONB89% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 0.6 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 · 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)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Anchor & Hope (345 m)

Nearest supermarketSo Real · 687 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)

1.9km

Post office

Nearby shops

B & S Food and Wine211 m
Tesco Express334 m
Co-op Food411 m
Local Express481 m

Nearby cafes

The Dialogue331 m
E5 Cafe and Restaurant335 m
Hatch Cafe344 m
Springfield Park Cafe388 m

Nearby restaurants

Wu325 m
Sodo Pizza338 m
79 Clapton370 m
Vesuvio Pizzeria849 m

Nearby pubs

The Anchor & Hope345 m
The Crooked Billet452 m
The Royal Sovereign600 m
Clapton Hart947 m

Nearby gyms

The Wing Chun School1.2 km

Nearby health

HomeMed Healthcare363 m
The Riverside Practice380 m
The Clapton Surgery386 m
Food hygiene (5-star)44% of 63

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

45

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

27.9

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,397m
Crossrail 2 route1,179m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
5
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)
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
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, 85a, UPPER CLAPTON ROAD, HACKNEY, E5 9BU27 homes
completed
Upper Clapton United Reformed Church, Upper Clapton United Reformed Church, Clapton Road, 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 9JF

Full postcodeE5 9JF
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.566251
Longitude-0.056756
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