Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.56425, -0.05772

E5 9LH— Springfield, Hackney

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

The practical family move

 

Schools 100%Safety 73/100Transport 48/100Low yield 3.47%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
55
Safety
73
Schools
100
Transport
48
Environment
72
Investment
53

The bottom line

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

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Location

E5 9LH

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 9LH

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

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“The practical family move”

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How E5 9LH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Southwold Primary School

Outstanding · Inspected Oct 2019 · 4 min walk

KS2: 109.5

★★★

Secondary

Clapton Girls' Academy

Outstanding · Inspected May 2024 · 14 min walk

P8: +0.87A8: 58.0

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Wentworth Nursery School and Children's Centre

Not inspected · 32 min walk

8 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

98

Road safety score

2

Accidents (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +75% above London average

Property

Prices, sales volume and market trends

Avg floor area83.3 m²

EPC breakdown

C
6%
D
12%
E
2%

Based on 20 properties · Confidence: medium

Street mix

Terraced 85%Flat 15%

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£208,250
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)
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

1996–2020 · CAGR

+10%

Total change

+886%

Market Activity

Price Velocity & Acceleration

Current Velocity

+98.3%

per year

Acceleration

+90.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 12 sales

Property Type Mix

Total: 12 sales

Terraced83.3%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£92k£128k+38.4%1.5
Post-dot-com plateau2002–2002£280k£280k+0%1
GFC & correction2008–2008£485k£485k+0%1
Help-to-Buy recovery2013–2015£695k£760k+9.4%2
Brexit uncertainty2017–2019£425k£460k+8.2%1
Pandemic surge2020–2020£912k£912k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.4% alpha

Terraced-1.4% α
Local
11.7%
District
13.1%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

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 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
4 min walk
ClaptonNational Rail
4 min walk
Rectory Road Rail StationWeaver · Greater Anglia
12 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
13 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
22 min walk
No bus stops within 400m

38

Walkability score

126

Footpaths (500m)

0

Santander docks (800m)

1.6 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 park437m
Santander docks (800m)0
Nearest cycle dock1.6 km

Nearby car parks

🅿️
The Nightingale Practice
731m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 8.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 0.8 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

6 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 · 1.7 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

70

Parks (1km)

5

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarketSo Real · 753 m
5 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)

1.7km

Post office

Nearby shops

Tesco Express115 m
Star Food Centre282 m
Local Express378 m
Co-op Food396 m

Nearby cafes

The Dialogue99 m
E5 Cafe and Restaurant264 m
Tram Store529 m
Hatch Cafe552 m

Nearby restaurants

Sodo Pizza106 m
Wu111 m
79 Clapton140 m
Vesuvio Pizzeria649 m

Nearby pubs

The Crooked Billet230 m
The Royal Sovereign420 m
The Anchor & Hope551 m
The London Tavern729 m

Nearby gyms

The Wing Chun School984 m

Nearby health

The Riverside Practice412 m
The Clapton Surgery421 m
HomeMed Healthcare471 m
Food hygiene (5-star)45% of 80

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

27.9

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route8,165m
Crossrail 2 route1,126m

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)
8
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (3 years)
4
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)
39
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)

Former Depot Site, Former Depot Site, Rossington Street, E5 8SP43 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 9LH

Full postcodeE5 9LH
Postcode districtE5
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.564253
Longitude-0.057721
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