Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.57511, -0.06383

N16 6DA— Springfield, Hackney

Location and area intelligence for N16 6DA, Springfield, Hackney

The family fortress

 

Schools 90%Safety 77/100Transport 36/100Yield 4.28%

Best for: Families

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

Liveability
53
Safety
77
Schools
95
Transport
36
Environment
85
Investment
63

The bottom line

N16 6DA offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N16 6DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-18.8% vs London avg
vs London crime+32.0% vs London avg

Deep-dive guides for N16 6DA

🛡️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 N16 6DA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

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

Primary

Springfield Community Primary School

Outstanding · Inspected Oct 2023 · 2 min walk

KS2: 102.0

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 5 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 34 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.9 incidents per 1,000 residents

Higher crime than 65% of London
→ Stable

-4% vs borough

Crime by type

Other30%
Anti-social behaviour24%
Violence & sexual offences20%
Theft11%
Vehicle crime8%
Drug offences3%
Burglary3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.7km

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area137.3 m²

EPC breakdown

C
3%
D
6%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 14%Terraced 79%Other 7%

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
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£343,250
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,722
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+10.4%

Total change

+1080%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

+5.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached15.4%
Terraced84.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£89k£89k+0%1
Post-dot-com plateau2002–2004£300k£359k+19.5%1.5
GFC & correction2008–2010£525k£500k-4.8%1.7
Brexit uncertainty2017–2019£1.46m£1.20m-17.8%1.5
Rate-rise correction2022–2022£1.05m£1.05m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+2% alpha

Terraced+2% α
Local
11.4%
District
9.4%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Seven Sisters Underground StationVictoria line
13.2 min walk
South Tottenham

Nearby stations

South Tottenham Rail StationSuffragette
10 min walk
South TottenhamNational Rail
10 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
11 min walk
Seven Sisters Underground StationVictoria
14 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
14 min walk
No bus stops within 400m

28

Walkability score

66

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★45 min
Waterloo52 min ↑
Canary Wharf56 min ↑
City48 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 park357m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
357m
🅿️
Coppermill Fields Car Park· no
741m

Connectivity

Broadband and mobile coverage

100%

Full fibre

78%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed411 Mbps
Median download407 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 waterLOW
Low
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 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: 5.6 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.1 km

Energy

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

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
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

STAMFORD HILL GROUP PRACTICE

2 EGERTON ROAD, STAMFORD HILL, N16 6UA

6 min walk

70%

Recommend GP

70%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

0

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Turnpike House (564 m)

No restaurants within 800m — nearest: Brazilian Centre (665 m)

Nearest supermarketSo Real · 718 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)

580m

Post office

Nearby shops

Carmel kosher supermarket573 m
Fresh n' Fruity631 m
The Wine Cellar637 m
Sharon's Bakery652 m

Nearby cafes

The Boathouse Cafe384 m
Aran's Cafe564 m
Montegino694 m
Springfield Park Cafe717 m

Nearby restaurants

Brazilian Centre665 m
Cantina Do Gaucho703 m
Tasti Pizza708 m
Bongo Bar & Restaurant1.1 km

Nearby pubs

Turnpike House564 m
Mannions Prince Arthur1.1 km

Nearby gyms

Stronghold Tottenham Hale1.2 km

Nearby pharmacies

Boots590 m
Day Lewis Pharmacy663 m
Food hygiene (5-star)61% of 28

Business

Local businesses registered here

Active businesses
20
New (last 12 months)
5
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

101 CARSHALTON LTD
114 ESTATES LTD
25 HARLESDEN LTD
ARTISAN BRAND STUDIO LTD
ATOM 2 SEE LTD

+15 more

Investment

Investment grade, yield and market outlook

63

Investment score

Good

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score11/100
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

18.5

Price growth score

E
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route9,176m
Crossrail 2 route632m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,725 nationally

1,350

Est. population

14,559/km²

60%

Employed

23%

Degree educated

£34,100

Median income

3.9%

Claimant rate

Inner cityHigh densityRenters

29

Community stability

Age profile

43%
17%
20%
Under 1843%
18–3417%
35–4920%
50–6410%
65+10%

Tenure

24%
53%
Own outright24%
Own (mortgage)11%
Private rent53%
Social rent12%
Shared ownership1%

Ethnicity

55%
25%
White British56%
White Other25%
Asian2%
Black3%
Mixed2%
Other12%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine11%
No car household44%
Unemployed2%
No qualifications37%

Housing tenure (Census 2021)

Private rent53%
Social rent12%

vs. London

Income vs London-18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
18
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
12
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
1
Under construction
0
Completed (3yr)
15
Largest scheme
132 homes · Tower Court, Tower Court, Clapton Common, E5 9AJ
Pipeline pressure
LOW

Named schemes (500m)

Buccleuch House, Buccleuch House, Clapton Common, Clapton Common, E5 9AN107 homes
completed
Oak Wharf, Oak Wharf, Timberwharf Road, N16 6DB75 homes
completed
Land at corner of Lemsford Close and, Land at corner of Lemsford Close and, Grovelands Road, N1556 homes
completed
54-54a, 54-54a, Clapton Common, E5 9AL16 homes
completed
Ravensdale Industrial Estate, Ravensdale Industrial Estate, Timberwharf Road, N16 6DB15 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 N16 6DA

Full postcodeN16 6DA
Postcode districtN16
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.575108
Longitude-0.063825
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