Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.57143, -0.07027

N16 6EB— Springfield, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 51/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
72
Schools
90
Transport
51
Environment
56
Investment
65

The bottom line

N16 6EB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N16 6EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-18.8% vs London avg
vs London crime+77.0% vs London avg

Deep-dive guides for N16 6EB

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How N16 6EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lubavitch Boys' Primary School

Not yet inspected · Inspected Mar 2025 · 1 min walk

KS2: 100.8

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 3 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 40 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 38 min walk

7 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

115.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+28% vs borough

Crime by type

Other29%
Violence & sexual offences20%
Theft16%
Anti-social behaviour14%
Robbery10%
Burglary5%
Vehicle crime4%
Drug offences2%

Road safety

99

Road safety score

1

Accidents (5yr)

4

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 · 1.1km

Crime is +77% above London average

Property

Prices, sales volume and market trends

Avg floor area208.2 m²

EPC breakdown

C
1%
D
4%
E
5%

Based on 10 properties · Confidence: medium

Street mix

Semi 38%Terraced 50%Other 13%

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£520,500
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, 50 mm loft insulation
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

1997–2007 · CAGR

+18.7%

Total change

+458%

Market Activity

Price Velocity & Acceleration

Current Velocity

+96.8%

per year

Acceleration

+63.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached42.9%
Terraced57.1%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£165k£191k+15.8%1.3
Post-dot-com plateau2001–2004£350k£468k+33.6%1
Pre-crash peak2007–2007£920k£920k+0%1

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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Seven Sisters Underground StationVictoria line
15 min walk
Stoke Newington

Nearby stations

Stamford Hill Rail StationWeaver · Greater Anglia
7 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
9 min walk
Stoke NewingtonNational Rail
9 min walk
South Tottenham Rail StationSuffragette
13 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
16 min walk
No bus stops within 400m

40

Walkability score

129

Footpaths (500m)

0

Santander docks (800m)

2.2 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

5

Car parks (800m)

3

EV chargers (800m)

Nearest car park531m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
772m

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 waterMEDIUM
Medium
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: 5.0 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 78% of London

Nearest SSSI: Walthamstow Marshes SSSI — 1.4 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

STAMFORD HILL GROUP PRACTICE

2 EGERTON ROAD, STAMFORD HILL, N16 6UA

3 min walk

70%

Recommend GP

70%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

10

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Turnpike House (406 m)

Nearest supermarketSo Real · 428 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

340m

Post office

Nearby shops

Carmel kosher supermarket164 m
Royal Meats180 m
Sharon's Bakery191 m
The Wine Cellar207 m

Nearby cafes

Montegino368 m
Aran's Cafe378 m
Enjoy Cafe560 m
Stop Over694 m

Nearby restaurants

Brazilian Centre341 m
Cantina Do Gaucho376 m
Tasti Pizza380 m
Grill 66555 m

Nearby pubs

Turnpike House406 m
Mascara Bar533 m
The Bird Cage593 m
The Wheatsheaf605 m

Nearby pharmacies

Day Lewis Pharmacy184 m
Boots258 m
Benjamin Chemist1.1 km
Food hygiene (5-star)53% of 93

Business

Local businesses registered here

Active businesses
37
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

89 FRASER ROAD LIMITED
A AND K PALMTREES ESTATES LTD
CHAREDY LTD
CLIFFWOOD MANAGEMENT LTD
CLYDGARY LIMITED

+15 more

Investment

Investment grade, yield and market outlook

65

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition300

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Future outlook

25.9

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,665m
Crossrail 2 route210m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,212 nationally

1,634

Est. population

11,574/km²

61%

Employed

22%

Degree educated

£34,100

Median income

6.2%

Claimant rate

Urban coreHigh densityRenters

23

Community stability

Age profile

41%
24%
15%
Under 1841%
18–3424%
35–4915%
50–649%
65+10%

Tenure

58%
22%
Own outright12%
Own (mortgage)8%
Private rent57%
Social rent22%
Shared ownership0%

Ethnicity

52%
20%
18%
White British52%
White Other20%
Asian2%
Black5%
Mixed2%
Other18%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine17%
No car household62%
Unemployed4%
No qualifications40%

Housing tenure (Census 2021)

Private rent58%
Social rent22%

vs. London

Income vs London-18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
28
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
14
Commercial apps (800m)
7
Major developments (800m)
1
Planning apps (3 years)
20
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
52
Largest scheme
155 homes · Hillside Estate, Hillside Estate, Stamford Hill, N15
Pipeline pressure
LOW

Named schemes (500m)

Tower Court, Tower Court, Clapton Common, E5 9AJ132 homes
completed
65 - 67, 65 - 67, Stamford Hill, Hackney, N16 5TJ75 homes
completed
92-94, 92-94, Stamford Hill, N16 6XS68 homes
completed
The Gardens, 125, The Gardens, 125, Clapton Common, E5 9AD26 homes
completed
Montefiore Court, 69, STAMFORD HILL, HACKNEY, N16 5TY22 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 6EB

Full postcodeN16 6EB
Postcode districtN16
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.571429
Longitude-0.070273
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