Clerkenwell · Islington · Islington South and Finsbury constituency · 51.52554, -0.11108

EC1R 3AP— Clerkenwell, Islington

Location and area intelligence for EC1R 3AP, Clerkenwell, Islington

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 54/100Transport 67/100Yield 4.34%

Best for: Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
54
Schools
100
Transport
67
Environment
67
Investment
59

The bottom line

EC1R 3AP offers exceptional schools (100% Good/Outstanding) at £560,000 median — strong value for Young professionals who can accept its trade-offs.

The catch: high noise levels nearby.

Less suited to Families.

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Location

EC1R 3AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+7.7% vs London avg
vs London income+0.2% vs London avg
vs London crime+202.0% vs London avg

Deep-dive guides for EC1R 3AP

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

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Postcode Personality

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“High-connectivity investment target”

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How EC1R 3AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Christopher Hatton Primary School

Outstanding · Inspected Feb 2022 · 4 min walk

KS2: 109.3

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 10 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 25 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Thomas Coram Centre

Not inspected · 8 min walk

8 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

196.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 294.1%

+49% vs borough

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

Crime by type

Other35%
Violence & sexual offences19%
Anti-social behaviour15%
Theft15%
Burglary7%
Drug offences4%
Robbery3%
Vehicle crime3%

Stop & search

7.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 1.8km

Crime is +202% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£560,000

Median sale price

Above London median by 8%

£560,000 is 8% above the London median (£520,000)

+8.7%

This year

Flat

Dominant type

Price history

5-year change
+8.7%
Sales (24 months)7
New build0.0%
Avg flat£560,000
Price per m²£8,223/m²
Price per ft²£764/ft²
Avg floor area74.7 m²

EPC breakdown

C
16%
D
17%
E
1%
F
1%

Based on 35 properties · Confidence: high

Street mix

Terraced 21%Flat 76%Other 3%

LHA rates — Inner North London

Shared room£708/mo
1 bedroom£1440/mo
2 bedrooms£1794/mo
3 bedrooms£2160/mo
4 bedrooms£3060/mo

Stamp duty

Standard buyer£15,500
First-time buyerFTB
£6,750
Additional propertyBTL/2nd
£32,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.3×

Price-to-income

£2,801/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£186,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.9%

Total change

+883%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.7%

per year

Acceleration

-6.47

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 28 sales

Property Type Mix

Total: 28 sales

Terraced21.4%
Flat/maisonette78.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£57k£142k+149.3%1
Post-dot-com plateau2003–2003£400k£400k+0%1
Pre-crash peak2005–2007£188k£385k+104.5%1.3
GFC & correction2008–2008£320k£320k+0%1
Help-to-Buy recovery2013–2016£515k£515k+0%1.5
Brexit uncertainty2018–2019£1.80m£405k-77.5%1
Pandemic surge2020–2021£447k£515k+15.2%1.5
Current market2025–2025£560k£560k+0%7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
2.1%
District
2.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Better than 77% of London
Chancery Lane Underground StationCentral line
9.7 min walk
Farringdon→ Farringdon
0 min

Nearby stations

FarringdonElizabeth line
9 min walk
FarringdonNational Rail
9 min walk
Farringdon Underground StationHammersmith & City · Circle
9 min walk
Angel Underground StationNorthern
10 min walk
Chancery Lane Underground StationCentral
10 min walk
No bus stops within 400m

69

Walkability score

270

Footpaths (500m)

41

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge31 min ↓
Victoria35 min ↓
Waterloo29 min ↓
Canary Wharf35 min ↓
City ★23 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

25

Car parks (800m)

7

EV chargers (800m)

Nearest car park138m
Santander docks (800m)41
Nearest cycle dock0.1 km

Nearby car parks

🅿️
Saffron Hill Car Park· yes
561m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 19.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 91% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCongestion charge zone✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 6.2 km

Energy

Solar: 852 kWh/kWp/yr

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

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield851.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KINGS CROSS SURGERY

77-83 CHALTON STREET, NW1 1HY

18 min walk

55%

Recommend GP

55%

Overall GP experience

0

GPs within 1km

12

Dentists within 1km

Nearest hospitalMedlabs Diagnostics · 525 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

139

Parks (1km)

99

Restaurants (800m)

53

Cafes (800m)

15

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

14

Sports (1km)

7

Convenience

Nearest supermarketCo-op Food · 453 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

15

Late-night venues

B
1,472 licensed premises in borough754 late-night refreshment licencesHome Office 2023/24

2

Libraries (1km)

4

Cinemas (2km)

69m

Post office

Nearby shops

The Quality Chop House Shop121 m
Rosebury News124 m
The Gazzanos Italian Deli146 m
Co-op Food201 m

Nearby cafes

Cafe Maya37 m
Devotion53 m
Caffè Nero88 m
Be-oom112 m

Nearby restaurants

Rosebery Kebab63 m
Caravan69 m
Pizza Pilgrims74 m
Anilo's Kitchen76 m

Nearby pubs

The Clerkenwell Tavern79 m
The Queens Head87 m
The Wilmington95 m
Exmouth Arms101 m

Nearby gyms

Ozone Health and Fitness Club180 m
PureGym435 m
Nuffield Health Fitness & Wellbeing524 m
The Gym750 m

Nearby pharmacies

Boots862 m

Nearby health

Clerkenwell Medical Practice168 m
Dr John Segarajasinghe180 m
Amwell Group Practice296 m
Vie Aesthetics Holborn370 m
Food hygiene (5-star)44% of 410

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)
251

High street

A

High street health

Investment

Investment grade, yield and market outlook

59

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,025London avg: £1,950/mo
Gross yield
4.3% (average)London avg: 3.8%Above average yield
Gentrification score49/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

29/100

Velocity score

Future outlook

73.5

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score34/100
Bakerloo Extension route3,393m
Crossrail 2 route635m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,280 nationally

1,709

Est. population

3,414/km²

58%

Employed

57%

Degree educated

£42,100

Median income

6.3%

Claimant rate

Inner cityMedium densityYoung professionals

34

Community stability

Age profile

20%
36%
20%
15%
Under 1820%
18–3436%
35–4920%
50–6415%
65+9%

Tenure

29%
46%
Own outright11%
Own (mortgage)12%
Private rent29%
Social rent46%
Shared ownership1%
Rent free0%

Ethnicity

38%
21%
17%
White British38%
White Other21%
Asian8%
Black10%
Mixed6%
Other17%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine13%
No car household72%
Unemployed8%
No qualifications14%

Housing tenure (Census 2021)

Social rent46%
Private rent29%

vs. London

Income vs London+0.2%
Price vs London+7.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
295
Live planning apps (800m)
79
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
17
Major developments (800m)
0
Planning apps (12 months)
47
Planning apps (3 years)
27
Local approval rate
72%
Borough approval rate
68%
Historic landfill (400m)
1
Opportunity area
No
Central activities zone
Yes
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
446
Largest scheme
345 homes · Street Record, Royal Mail Phoenix Place, Phoenix Place, Gough Street, Calthorpe Street, London
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Royal Mail Phoenix Place, Phoenix Place, Gough Street, Calthorpe Street, London345 homes
completed
NEW RIVER HEAD, NEW RIVER HEAD128 homes
completed
GRAYS INN BUILDINGS & RESIDENCES: BOUNDED BY, GRAYS INN BUILDINGS & RESIDENCES: BOUNDED BY, ROSEBERY AVENUE, LAYSTALL STREET, GRAYS INN ROAD, CLERKENWELL ROAD & MOUNT PLEASANT, EC1104 homes
completed
Mount Pleasant Sorting Office, Farringdon Road, EC1A 1BB64 homes
completed
34-39, 34-39, MARGERY STREET, WC143 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
12.9%
Ward turnout
44%
Election year
2026
MP
Emily Thornberry (Labour)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Jara FalkenburgGreen
Ruth HayesLabour
Giulio FerriniGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£560,000)

£15,500

Standard buyer

£6,750

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for EC1R 3AP

Full postcodeEC1R 3AP
Postcode districtEC1R
BoroughLondon Borough of Islington
WardClerkenwell
Latitude51.525539
Longitude-0.111079
Parliamentary constituencyIslington South and Finsbury
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