Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.56504, -0.05969

E5 9LA— Springfield, Hackney

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

The practical family move

 

Schools 100%Safety 73/100Transport 46/100Low yield 3.47%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
54
Safety
73
Schools
90
Transport
46
Environment
61
Investment
53

The bottom line

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

The catch: very high noise — check proximity to rail lines.

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Toggle the things that matter to you — see how E5 9LA scores on each.

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Location

E5 9LA

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 9LA

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

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🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How E5 9LA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Northwold Primary School

Not yet inspected · Inspected Dec 2024 · 5 min walk

KS2: 109.3

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 14 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 · 34 min walk

7 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

97

Road safety score

3

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.2km

Crime is +75% above London average

Property

Prices, sales volume and market trends

Avg floor area70.7 m²

EPC breakdown

C
2%
D
5%
E
1%
F
1%

Based on 9 properties · Confidence: low

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£176,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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

2003–2021 · CAGR

+5.1%

Total change

+145%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.1%

per year

Acceleration

+29.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£164k£164k+0%1
Help-to-Buy recovery2014–2015£300k£305k+1.7%1
Pandemic surge2021–2021£400k£400k+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
5 min walk
ClaptonNational Rail
5 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
11 min walk
Rectory Road Rail StationWeaver · Greater Anglia
12 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
20 min walk
No bus stops within 400m

39

Walkability score

113

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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park570m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
The Nightingale Practice
780m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 0.8 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

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

5 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

70

Parks (1km)

3

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Crooked Billet (358 m)

Nearest supermarketSo Real · 593 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)

1.1km

Post office

Nearby shops

Tesco Express167 m
Star Food Centre408 m
B & S Food and Wine451 m
Local Express540 m

Nearby cafes

The Dialogue202 m
E5 Cafe and Restaurant420 m
Springfield Park Cafe458 m
Hatch Cafe588 m

Nearby restaurants

Wu154 m
Sodo Pizza213 m
79 Clapton220 m
Perfect Fried Chicken750 m

Nearby pubs

The Crooked Billet358 m
The Royal Sovereign361 m
The Anchor & Hope588 m
The London Tavern748 m

Nearby gyms

The Wing Chun School1.1 km

Nearby health

The Riverside Practice546 m
The Clapton Surgery554 m
HomeMed Healthcare576 m
Food hygiene (5-star)48% of 71

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 score12/100
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

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route8,199m
Crossrail 2 route984m

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)
10
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
9
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)
22
Largest scheme
62 homes · 84, 84, Northwold Road, E5 8RL
Pipeline pressure
NONE

Named schemes (500m)

84, 84, Northwold Road, E5 8RL62 homes
completed
Former Depot Site, Former Depot Site, Rossington Street, E5 8SP43 homes
completed
83, 83, Upper Clapton Road, 16 Rossendale Street, E5 9BU39 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 9LA

Full postcodeE5 9LA
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.565041
Longitude-0.059693
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