Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.57489, -0.07271

N16 5PF— Springfield, Hackney

Location and area intelligence for N16 5PF, Springfield, Hackney

The practical family move

 

Schools 100%Safety 73/100Transport 57/100Yield 5.87%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
59
Safety
73
Schools
90
Transport
57
Environment
57
Investment
74

The bottom line

N16 5PF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £378,500 median — strong value for Families and Investors who can accept its trade-offs.

The catches: high noise levels nearby and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N16 5PF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-27.2% vs London avg
vs London income-18.8% vs London avg
vs London crime+72.0% vs London avg

Deep-dive guides for N16 5PF

🛡️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 N16 5PF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Ignatius Catholic Primary School

Not yet inspected · 3 min walk

KS2: 105.0

★★

Secondary

All Saints Catholic High School

Good · Inspected Jun 2023 · 2 min walk

P8: +0.36A8: 44.5

100% of local schools rated Good or Outstanding · based on 37 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Woodlands Park Nursery School and Childrens Centre

Not inspected · 22 min walk

6 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

111.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+25% vs borough

Crime by type

Other37%
Violence & sexual offences17%
Anti-social behaviour11%
Theft10%
Vehicle crime7%
Burglary7%
Robbery6%
Drug offences5%

Road safety

97

Road safety score

3

Accidents (5yr)

20

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.4km

Crime is +72% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£378,500

Median sale price

27% below London median

£378,500 is 27% below the London median (£520,000)

+0.8%

This year

Flat

Dominant type

Price history

5-year change
+13.8%
Sales (24 months)6
New build0.0%
Avg flat£378,500
Price per m²£6,795/m²
Price per ft²£631/ft²
Avg floor area54.8 m²

EPC breakdown

B
43%
C
25%

Based on 68 properties · Confidence: high

Street mix

Flat 98%Other 2%

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

Stamp duty

Standard buyer£6,425
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,780

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.1×

Price-to-income

£1,893/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£137,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,531
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2026 · CAGR

+4.6%

Total change

+136%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.7%

per year

Acceleration

-10.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 56 sales

Property Type Mix

Total: 56 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£180k£180k+0%3
GFC & correction2008–2012£208k£203k-2.4%2.4
Help-to-Buy recovery2013–2016£220k£120k-45.6%2.5
Brexit uncertainty2017–2019£188k£247k+31.5%4.3
Pandemic surge2020–2021£384k£333k-13.4%2
Rate-rise correction2022–2023£330k£405k+22.7%3.5
Current market2024–2026£306k£425k+38.9%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
4.6%
District
3.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

10out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing13
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Sisters Underground StationVictoria line
10.1 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

Stamford Hill Rail StationWeaver · Greater Anglia
3 min walk
Stamford HillNational Rail
3 min walk
South Tottenham Rail StationSuffragette
8 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
11 min walk
Seven Sisters Underground StationVictoria
12 min walk
No bus stops within 400m

37

Walkability score

177

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria42 min ↑
Waterloo49 min ↑
Canary Wharf53 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

2

Car parks (800m)

3

EV chargers (800m)

Nearest car park720m
Santander docks (800m)0
Nearest cycle dock2.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G93%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 9.0 µg/m³
Better than 81% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.6 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GREEN LIGHT PHARMACY

172 STAMFORD HILL, N16 6QX

3 min walk

6

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

7

Convenience

Nearest supermarketSo Real · 832 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,592 licensed premises in borough655 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

82m

Post office

Nearby shops

Fresh n' Fruity64 m
Berger & Twersky119 m
Berry's221 m
The Wine Cellar232 m

Nearby cafes

Aran's Cafe59 m
Montegino122 m
Arlington Cafe758 m
Light Bite846 m

Nearby restaurants

Brazilian Centre117 m
Cantina Do Gaucho125 m
Tasti Pizza127 m
Best Kebab766 m

Nearby pubs

Turnpike House53 m
No.8 Seven Sisters746 m
Cino Social Club751 m
Mascara Bar891 m

Nearby pharmacies

Boots163 m
Day Lewis Pharmacy273 m
Reena Pharmacy1.0 km
Food hygiene (5-star)52% of 64

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

APPLIANCE DEPOT LTD
DB AUDIO LTD
IGD CONSULTING LIMITED
JJABEL COMPANY LTD
MARFIX DIRECT LTD

+4 more

Investment

Investment grade, yield and market outlook

74

Investment score

Strong

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300
Sales last 12 months4

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

58

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityExcellent transport accessActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,002m
Crossrail 2 route18m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,200 nationally

1,699

Est. population

17,654/km²

63%

Employed

30%

Degree educated

£34,100

Median income

9.3%

Claimant rate

Urban coreVery high densityRenters

24

Community stability

Age profile

41%
22%
20%
Under 1841%
18–3422%
35–4920%
50–6411%
65+6%

Tenure

50%
17%
Own outright12%
Own (mortgage)12%
Private rent50%
Social rent17%
Shared ownership9%

Ethnicity

44%
19%
17%
White British44%
White Other19%
Asian6%
Black10%
Mixed4%
Other17%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine17%
No car household60%
Unemployed4%
No qualifications31%

Housing tenure (Census 2021)

Private rent50%
Social rent17%

vs. London

Income vs London-18.8%
Price vs London-27.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
12
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
2
Under construction
0
Completed (3yr)
37
Largest scheme
155 homes · Hillside Estate, Hillside Estate, Stamford Hill, N15
Pipeline pressure
LOW

Named schemes (500m)

Hillside Estate, Hillside Estate, Stamford Hill, N15155 homes
completed
NOW KNOWN AS 1-34 BARCLAY CLOSE, 1-3, NOW KNOWN AS 1-34 BARCLAY CLOSE, 1-3, HIGH ROAD, N1534 homes
completed
112-128, 112-128, HIGH ROAD, N1521 homes
completed
131, 131, Clapton Common, E5 9AB18 homes
completed
9, 9, AMHURST PARK, N1614 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£378,500)

£6,425

Standard buyer

£0

First-time buyer

Save £6,425

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N16 5PF

Full postcodeN16 5PF
Postcode districtN16
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.574886
Longitude-0.072710
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