Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.57470, -0.06819

N16 6SP— Springfield, Hackney

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

The practical family move

 

Schools 88%Safety 77/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

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

Liveability
52
Safety
77
Schools
90
Transport
38
Environment
58
Investment
49

The bottom line

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

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how N16 6SP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N16 6SP meets your needs.

Location

N16 6SP

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 6SP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N16 6SP with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How N16 6SP 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 34 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)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.5km

Crime is +32% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N16 district median

£518,250

Based on 326 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£14,737/m²
Price per ft²£1,369/ft²
Avg floor area123 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_low

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£307,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,722
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+9.1%

Total change

+775%

Market Activity

Price Velocity & Acceleration

Current Velocity

+833.3%

per year

Acceleration

+839.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £150k–£175k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£160k£160k+0%1
Pre-crash peak2005–2005£150k£150k+0%1
Current market2024–2024£1.40m£1.40m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75

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
11.4 min walk
South Tottenham

Nearby stations

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

29

Walkability score

101

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 park618m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Spring Hill Recreation Ground Car Park· no
618m

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 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
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%
Above 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

1

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

54

Parks (1km)

3

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 (262 m)

Nearest supermarketSo Real · 680 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)

274m

Post office

Nearby shops

Carmel kosher supermarket298 m
Fresh n' Fruity325 m
The Wine Cellar351 m
Sharon's Bakery370 m

Nearby cafes

Aran's Cafe260 m
Montegino389 m
The Boathouse Cafe646 m
Light Bite824 m

Nearby restaurants

Brazilian Centre360 m
Cantina Do Gaucho398 m
Tasti Pizza402 m
Grill 66947 m

Nearby pubs

Turnpike House262 m
Mascara Bar924 m
The Bird Cage984 m
The Wheatsheaf994 m

Nearby pharmacies

Boots292 m
Day Lewis Pharmacy384 m
Food hygiene (5-star)57% of 81

Business

Local businesses registered here

Active businesses
44
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
300

High street

E

High street health

Registered businesses

2 BELMONT PROPERTIES LIMITED
ABBOTSTONE LIMITED
AMBLESIDE WALK LIMITED
AVRUMIS PROPERTIES LIMITED
BASEHOLT LTD

+15 more

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.1%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

31.9

Price growth score

D
High

Development pressure

High

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,054m
Crossrail 2 route333m

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

Live in N16 6SP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N16 6SP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hackney with nearby boroughs:

Hackney vs IslingtonHackney vs Tower HamletsHackney vs NewhamHackney vs Waltham Forest

Similar postcodes

Frequently asked questions

📍 Track N16 6SP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N16 6SP

Full postcodeN16 6SP
Postcode districtN16
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.574704
Longitude-0.068186
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