Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.57495, -0.06832

N16 6SL— Springfield, Hackney

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

The practical family move

 

Schools 88%Safety 77/100Transport 39/100Yield 4.28%

Best for: Families

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

Liveability
53
Safety
77
Schools
90
Transport
39
Environment
58
Investment
63

The bottom line

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

Less suited to Car-free commuters.

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Location

N16 6SL

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 6SL

🛡️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🔒 Very Safe

“The practical family move”

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How N16 6SL 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 · 2 min walk

P8: +0.92A8: 52.2

100% of local schools rated Good or Outstanding · based on 33 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 33 min walk

6 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.5km

Crime is +32% above London average

Property

Prices, sales volume and market trends

Avg floor area44.7 m²

EPC breakdown

C
2%
D
3%
E
1%

Based on 6 properties · Confidence: low

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£111,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1997–2020 · CAGR

+7.8%

Total change

+465%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.5%

per year

Acceleration

-98.55

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£62k£62k+0%1
Post-dot-com plateau2002–2003£99k£155k+57.4%1.5
GFC & correction2011–2011£165k£165k+0%1
Brexit uncertainty2017–2017£335k£335k+0%3
Pandemic surge2020–2020£350k£350k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
8.5%
District
7.4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position40

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
11 min walk
South Tottenham

Nearby stations

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

31

Walkability score

108

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

2

Car parks (800m)

1

EV chargers (800m)

Nearest car park634m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
634m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 5.4 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.3 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

2 min walk

70%

Recommend GP

70%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.5 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

52

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Turnpike House (252 m)

Nearest supermarketSo Real · 709 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)

271m

Post office

Nearby shops

Carmel kosher supermarket312 m
Fresh n' Fruity321 m
The Wine Cellar361 m
Berger & Twersky373 m

Nearby cafes

Aran's Cafe252 m
Montegino387 m
The Boathouse Cafe662 m
Light Bite796 m

Nearby restaurants

Brazilian Centre359 m
Cantina Do Gaucho395 m
Tasti Pizza399 m
Grill 66970 m

Nearby pubs

Turnpike House252 m
Mascara Bar947 m
The Bird Cage1.0 km
The Wheatsheaf1.0 km

Nearby pharmacies

Boots298 m
Day Lewis Pharmacy396 m
Food hygiene (5-star)58% of 84

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

E

High street health

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 score12/100
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

20.2

Price growth score

E
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,078m
Crossrail 2 route322m

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)
24
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
13
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (3 years)
15
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
3
Under construction
0
Completed (3yr)
19
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
The Gardens, 125, The Gardens, 125, Clapton Common, E5 9AD26 homes
completed
131, 131, Clapton Common, E5 9AB18 homes
completed
Sir John and Lady Cohen Court, Sir John and Lady Cohen Court, Rookwood Road, N16 6SD14 homes
completed
125, 125, CLAPTON COMMON, E5 9AB13 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 6SL

Full postcodeN16 6SL
Postcode districtN16
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.574949
Longitude-0.068320
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