Springfield · Hackney · Hackney North and Stoke Newington constituency · 51.57501, -0.07197

N16 6TY— Springfield, Hackney

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 56/100Yield 4.28%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
57
Safety
73
Schools
90
Transport
56
Environment
57
Investment
65

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N16 6TY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-18.8% vs London avg
vs London crime+72.0% vs London avg

Deep-dive guides for N16 6TY

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How N16 6TY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Ignatius Catholic Primary School

Not yet inspected · 3 min walk

KS2: 105.0

★★

Secondary

Lubavitch House School (Senior Girls)

Good · Inspected Sept 2022 · 4 min walk

P8: +0.02A8: 41.5

100% of local schools rated Good or Outstanding · based on 37 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

111.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+25% vs borough

Crime by type

Other37%
Violence & sexual offences17%
Anti-social behaviour11%
Theft10%
Vehicle crime7%
Burglary7%
Robbery6%
Drug offences5%

Road safety

88

Road safety score

4

Accidents (5yr)

2

KSI (5yr)

17

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.4km

Crime is +72% above London average

Property

Prices, sales volume and market trends

Avg floor area32.1 m²

EPC breakdown

C
5%
D
5%
E
5%

Based on 15 properties · Confidence: medium

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£80,250
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 fuelelectricity (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

1999–2001 · CAGR

+-10.6%

Total change

-20%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 2 sales

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£150k£150k+0%1
Post-dot-com plateau2001–2001£120k£120k+0%1

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

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
10 min walk
Stamford Hill→ Liverpool Street· 6 tph
18 min

Nearby stations

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

36

Walkability score

151

Footpaths (500m)

0

Santander docks (800m)

2.5 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

2

Car parks (800m)

3

EV chargers (800m)

Nearest car park735m
Santander docks (800m)0
Nearest cycle dock2.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

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 waterLOW
Low
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 5.3 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 1.6 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

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 1.3 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

40

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

7

Convenience

Nearest supermarketSo Real · 815 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

83m

Post office

Nearby shops

Fresh n' Fruity98 m
Berger & Twersky158 m
The Wine Cellar244 m
Berry's244 m

Nearby cafes

Aran's Cafe38 m
Montegino165 m
Arlington Cafe769 m
Light Bite818 m

Nearby restaurants

Brazilian Centre152 m
Cantina Do Gaucho171 m
Tasti Pizza173 m
Best Kebab773 m

Nearby pubs

Turnpike House9 m
No.8 Seven Sisters783 m
Cino Social Club790 m
Mascara Bar906 m

Nearby pharmacies

Boots168 m
Day Lewis Pharmacy288 m
Reena Pharmacy1.0 km
Food hygiene (5-star)52% of 65

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HATZOLA PREVENTION LTD
LA NAILS HV LTD
ME PRESTIGE LTD
T&A GLOBAL LTD

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 score12/100
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

28

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route9,026m
Crossrail 2 route69m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,200 nationally

1,699

Est. population

17,654/km²

63%

Employed

30%

Degree educated

£34,100

Median income

9.3%

Claimant rate

Urban coreVery high densityRenters

24

Community stability

Age profile

41%
22%
20%
Under 1841%
18–3422%
35–4920%
50–6411%
65+6%

Tenure

50%
17%
Own outright12%
Own (mortgage)12%
Private rent50%
Social rent17%
Shared ownership9%

Ethnicity

44%
19%
17%
White British44%
White Other19%
Asian6%
Black10%
Mixed4%
Other17%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine17%
No car household60%
Unemployed4%
No qualifications31%

Housing tenure (Census 2021)

Private rent50%
Social rent17%

vs. London

Income vs London-18.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
11
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (3 years)
12
Borough approval rate
66%
Opportunity area
Lee Valley
CIL rate (residential)
£200/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
3
Under construction
0
Completed (3yr)
37
Largest scheme
155 homes · Hillside Estate, Hillside Estate, Stamford Hill, N15
Pipeline pressure
LOW

Named schemes (500m)

Hillside Estate, Hillside Estate, Stamford Hill, N15155 homes
completed
Tower Court, Tower Court, Clapton Common, E5 9AJ132 homes
completed
NOW KNOWN AS 1-34 BARCLAY CLOSE, 1-3, NOW KNOWN AS 1-34 BARCLAY CLOSE, 1-3, HIGH ROAD, N1534 homes
completed
The Gardens, 125, The Gardens, 125, Clapton Common, E5 9AD26 homes
completed
112-128, 112-128, HIGH ROAD, N1521 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 6TY

Full postcodeN16 6TY
Postcode districtN16
BoroughLondon Borough of Hackney
WardSpringfield
Latitude51.575009
Longitude-0.071969
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