Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.57099, -0.06678

N16 6EX— Springfield, Hackney

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

The family fortress

 

Schools 100%Safety 80/100Transport 42/100Yield 4.28%

Best for: Families

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Strong for families — high safety and school scores

Liveability
55
Safety
80
Schools
90
Transport
42
Environment
64
Investment
62

The bottom line

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

Less suited to Car-free commuters.

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Location

N16 6EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-13.6% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for N16 6EX

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N16 6EX 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 · 4 min walk

KS2: 100.8

★★

Secondary

Yesodey Hatorah Senior Girls School

Good · Inspected May 2024 · 4 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 36 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.3 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-23% vs borough

Crime by type

Other29%
Anti-social behaviour26%
Violence & sexual offences24%
Vehicle crime6%
Drug offences6%
Theft4%
Robbery3%
Burglary3%

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.2km

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area59.8 m²

EPC breakdown

C
23%
D
16%
E
1%

Based on 40 properties · Confidence: high

Street mix

Flat 100%

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£149,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

2002–2022 · CAGR

+3.3%

Total change

+90%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.5%

per year

Acceleration

+61.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£190k£140k-26.3%1.5
Pre-crash peak2005–2005£135k£135k+0%2
GFC & correction2008–2008£195k£195k+0%1
Help-to-Buy recovery2014–2016£375k£400k+6.7%1
Brexit uncertainty2019–2019£450k£450k+0%1
Pandemic surge2021–2021£288k£288k+0%1
Rate-rise correction2022–2022£362k£362k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.4% alpha

Flat/maisonette-2.4% α
Local
3.3%
District
5.7%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Stoke Newington Rail StationGreater Anglia · Weaver
10 min walk
Stoke NewingtonNational Rail
10 min walk
Stamford Hill Rail StationWeaver · Greater Anglia
10 min walk
South Tottenham Rail StationSuffragette
14 min walk
Clapton Rail StationGreater Anglia · Weaver
16 min walk
No bus stops within 400m

39

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

2.1 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park398m
Santander docks (800m)0
Nearest cycle dock2.1 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
563m

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: 5.1 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% 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

5 min walk

70%

Recommend GP

70%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

Nearest hospitalSt Ann's Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Turnpike House (566 m)

Nearest supermarketSo Real · 256 m
3 tennis courts

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)

517m

Post office

Nearby shops

Carmel kosher supermarket365 m
Royal Meats417 m
Sharon's Bakery422 m
The Wine Cellar430 m

Nearby cafes

Springfield Park Cafe522 m
Aran's Cafe543 m
Montegino581 m
The Boathouse Cafe584 m

Nearby restaurants

Brazilian Centre549 m
Cantina Do Gaucho590 m
Tasti Pizza595 m
Grill 66631 m

Nearby pubs

Turnpike House566 m
Mascara Bar612 m
The Wheatsheaf660 m
The Bird Cage661 m

Nearby pharmacies

Day Lewis Pharmacy419 m
Boots453 m
Food hygiene (5-star)47% of 64

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

A

High street health

Registered businesses

CREDUSS TECHNOLOGIES LIMITED
ESONA LU ESTATES LTD
GESCHIRR LTD
GIDA ELECTRICS LTD
GL LEARNING LTD

+11 more

Investment

Investment grade, yield and market outlook

62

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

20.6

Price growth score

E
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route8,680m
Crossrail 2 route454m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,380 nationally

1,573

Est. population

11,574/km²

55%

Employed

24%

Degree educated

£36,300

Median income

11.2%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

31

Community stability

Age profile

42%
21%
16%
13%
Under 1842%
18–3421%
35–4916%
50–6413%
65+8%

Tenure

34%
45%
Own outright11%
Own (mortgage)8%
Private rent34%
Social rent45%
Shared ownership2%
Rent free0%

Ethnicity

46%
18%
14%
White British46%
White Other18%
Asian6%
Black12%
Mixed4%
Other14%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine17%
No car household61%
Unemployed4%
No qualifications37%

Housing tenure (Census 2021)

Social rent45%
Private rent34%

vs. London

Income vs London-13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
25
Live planning apps (800m)
37
Development activity
high
Residential apps (800m)
15
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
19
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)
27
Largest scheme
132 homes · Tower Court, Tower Court, Clapton Common, E5 9AJ
Pipeline pressure
LOW

Named schemes (500m)

Tower Court, Tower Court, Clapton Common, E5 9AJ132 homes
completed
Buccleuch House, Buccleuch House, Clapton Common, Clapton Common, E5 9AN107 homes
completed
The Gardens, 125, The Gardens, 125, Clapton Common, E5 9AD26 homes
completed
131, 131, Clapton Common, E5 9AB18 homes
completed
54-54a, 54-54a, Clapton Common, E5 9AL16 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 6EX

Full postcodeN16 6EX
Postcode districtN16
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.570994
Longitude-0.066785
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
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