Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.56711, -0.05841

E5 9LF— Springfield, Hackney

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

The family fortress

 

Schools 100%Safety 80/100Transport 38/100Low yield 3.47%

Best for: Families

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

Liveability
54
Safety
80
Schools
90
Transport
38
Environment
81
Investment
46

The bottom line

E5 9LF 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 9LF

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 9LF

🛡️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 9LF 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

Wentworth Nursery School and Children's Centre

Not inspected · 36 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 · 1.4km

Crime is +12% above London average

Property

Prices, sales volume and market trends

Avg floor area166.6 m²

EPC breakdown

C
4%
D
9%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 5%Terraced 84%Detached 5%Flat 5%

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£416,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2023 · CAGR

+11.1%

Total change

+1812%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.7%

per year

Acceleration

+71.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 17 sales

Property Type Mix

Total: 17 sales

Detached5.9%
Semi-detached5.9%
Terraced82.4%
Flat/maisonette5.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£252k+196.8%1.4
Post-dot-com plateau2001–2004£240k£300k+25%1
Pre-crash peak2005–2007£400k£495k+23.8%1
Help-to-Buy recovery2013–2013£670k£670k+0%1
Pandemic surge2021–2021£1.45m£1.45m+0%1
Rate-rise correction2022–2023£1.10m£1.63m+47.7%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
8 min walk
ClaptonNational Rail
8 min walk
Stoke Newington Rail StationWeaver · Greater Anglia
13 min walk
Rectory Road Rail StationWeaver · Greater Anglia
15 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
19 min walk
No bus stops within 400m

39

Walkability score

114

Footpaths (500m)

0

Santander docks (800m)

1.8 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 park384m
Santander docks (800m)0
Nearest cycle dock1.8 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
695m

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 AONB86% 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

7 min walk

77%

Recommend GP

77%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHomerton University Hospital · 2.0 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

62

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 (403 m)

Nearest supermarketSo Real · 545 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 Wine263 m
Tesco Express392 m
Co-op Food560 m
Star Food Centre603 m

Nearby cafes

Springfield Park Cafe249 m
Hatch Cafe401 m
The Dialogue408 m
E5 Cafe and Restaurant480 m

Nearby restaurants

Wu380 m
Sodo Pizza418 m
79 Clapton440 m
Vesuvio Pizzeria967 m

Nearby pubs

The Anchor & Hope403 m
The Crooked Billet551 m
The Royal Sovereign597 m
The London Tavern994 m

Nearby health

HomeMed Healthcare493 m
The Riverside Practice526 m
The Clapton Surgery531 m
Food hygiene (5-star)50% of 66

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

46

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

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

24.2

Price growth score

E
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,445m
Crossrail 2 route1,059m

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)
22
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
1
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)
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
62 homes · 84, 84, Northwold Road, E5 8RL
Pipeline pressure
NONE

Named schemes (500m)

83, 83, Upper Clapton Road, 16 Rossendale Street, E5 9BU39 homes
completed
44-73 & 94-127 FAWCETT HOUSE, 44-73 & 94-127 FAWCETT HOUSE, FAWCETT ESTATE, CLAPTON COMMON, E532 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
18, 18, Rossendale Street, E5 8TA24 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 9LF

Full postcodeE5 9LF
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.567106
Longitude-0.058408
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