Barnsbury · Islington · Islington South and Finsbury constituency · 51.54171, -0.11602

N1 1BS— Barnsbury, Islington

Location and area intelligence for N1 1BS, Barnsbury, Islington

The urban professional's pick

 

Schools 100%Safety 73/100Transport 50/100Low yield 1.99%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
73
Schools
60
Transport
50
Environment
61
Investment
43

The bottom line

N1 1BS offers exceptional schools (100% Good/Outstanding) and low crime at £1,220,000 median — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N1 1BS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+134.6% vs London avg
vs London income-11.0% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for N1 1BS

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

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How N1 1BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Andrew's (Barnsbury) CofE Primary School

Not yet inspected · Inspected May 2025 · 5 min walk

KS2: 103.3

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 13 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.6 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 344.8%

-42% vs borough

Crime by type

Other40%
Violence & sexual offences22%
Anti-social behaviour9%
Vehicle crime9%
Robbery7%
Drug offences5%
Theft5%
Burglary3%

Stop & search

4.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 968m

Crime is +18% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,220,000

Median sale price

Top 10% — 135% above London median

£1,220,000 is 135% above the London median (£520,000)

-4.8%

This year

Flat

Dominant type

Price history

5-year change
-40.5%
Sales (24 months)5
New build0.0%
Avg terraced£2,300,000
Avg flat£840,000
Price per m²£15,404/m²
Price per ft²£1,431/ft²
Avg floor area81.2 m²

EPC breakdown

C
13%
D
14%
E
4%

Based on 31 properties · Confidence: high

Street mix

Semi 2%Terraced 28%Flat 69%Other 2%

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£63,250
First-time buyerFTB
£63,250
Additional propertyBTL/2nd
£99,850

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

32.6×

Price-to-income

£6,103/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Cooling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£203,000
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,503
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.8%

Total change

+1163%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.1%

per year

Acceleration

-109.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached2%
Terraced28%
Flat/maisonette70%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£220k+230.8%2.3
Post-dot-com plateau2001–2004£278k£630k+127%2.5
Pre-crash peak2005–2007£555k£300k-45.9%1.3
GFC & correction2008–2011£500k£650k+30%1.5
Help-to-Buy recovery2013–2015£982k£798k-18.8%2
Brexit uncertainty2017–2017£1.21m£1.21m+0%2
Pandemic surge2020–2021£1.10m£2.05m+86.4%1
Rate-rise correction2022–2022£865k£865k+0%3
Current market2024–2025£1.45m£840k-42.1%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Weakest performer

Terraced

-4.8% alpha

Flat/maisonette-1.9% α
Local
4.4%
District
6.3%
Terraced-4.8% α
Local
12.6%
District
17.4%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Caledonian Road Underground StationPiccadilly line
9.3 min walk
Caledonian Road & Barnsbury

Nearby stations

Caledonian Road & Barnsbury Rail StationMildmay
2 min walk
Caledonian Road & BarnsburyNational Rail
2 min walk
Caledonian Road Underground StationPiccadilly
10 min walk
Highbury & Islington Rail StationGreat Northern · Windrush
12 min walk
Highbury & Islington Underground StationVictoria
13 min walk
No bus stops within 400m

65

Walkability score

187

Footpaths (500m)

11

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★38 min
Waterloo42 min ↑
Canary Wharf43 min ↓
City39 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

1

Car parks (800m)

7

EV chargers (800m)

Nearest car park498m
Santander docks (800m)11
Nearest cycle dock0.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.2 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.7 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 yield851.6 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HARMONI LTD OOH

ST PANCRAS HOSPITAL, 4 ST PANCRAS WAY, NW1 0PE

15 min walk

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. Pancras Hospital · 1.2 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

148

Parks (1km)

28

Restaurants (800m)

22

Cafes (800m)

7

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

5

Convenience

Nearest supermarketU.see.inn Continental Supermarket · 394 m
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

1

Libraries (1km)

4

Cinemas (2km)

1.2km

Post office

Nearby shops

Roma105 m
Barnsbury Stores200 m
D & B202 m
Caledonian212 m

Nearby cafes

Costa60 m
Soto Coffee94 m
Tocca111 m
Euro Cafe & Restaurant115 m

Nearby restaurants

Ocean Fish Bar69 m
Petra77 m
Golden Fried Chicken99 m
Agelgil100 m

Nearby pubs

Meltdown122 m
Kennedy's129 m
Hammerton Brewery154 m
Ideo's197 m

Nearby gyms

Cally Pool and Gym382 m
The Gym567 m
Islington Tennis Centre and Gym609 m
Kings Cross Fitness672 m

Nearby pharmacies

Caledonian Pharmacy993 m
Egerton Pharmacy1.0 km

Nearby health

Caledonian Road Medical Practic113 m
Dentalmark600 m
Open Dental Care621 m
Islington Central Medical Centre785 m
Food hygiene (5-star)48% of 130

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

43

Investment score

Moderate

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

Low gross yield (2.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£2,025London avg: £1,950/mo
Gross yield
2.0% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

35.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,224m
Crossrail 2 route1,194m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,066 nationally

1,685

Est. population

30,000/km²

53%

Employed

41%

Degree educated

£37,400

Median income

7.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

36

Community stability

Age profile

27%
31%
20%
16%
Under 1827%
18–3431%
35–4920%
50–6416%
65+7%

Tenure

20%
64%
Own outright5%
Own (mortgage)9%
Private rent20%
Social rent64%
Shared ownership1%
Rent free0%

Ethnicity

23%
14%
19%
26%
White British23%
White Other14%
Asian19%
Black26%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine21%
No car household71%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent64%
Private rent20%

vs. London

Income vs London-11.0%
Price vs London+134.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
94
Live planning apps (800m)
139
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
36
Planning apps (3 years)
13
Local approval rate
67%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
Largest scheme
252 homes · 423 - 425, Caledonian Road, 1-11 Balmoral Grove, 4-6 (even) Brewery Road & 1 Market Road, London
Pipeline pressure
NONE

Named schemes (500m)

423 - 425, Caledonian Road, 1-11 Balmoral Grove, 4-6 (even) Brewery Road & 1 Market Road, London252 homes
completed
351, Caledonian Road, London, N1 1DW156 homes
completed
FREDERICA STREET (OFF)40 homes
completed
Kings Court, 353, Caledonian Road, London24 homes
completed
Commercial Unit, Caledonian Road, London, N1 1DN23 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.6%
Ward turnout
47%
Election year
2026
MP
Emily Thornberry (Labour)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Rowena Elizabeth ChampionLabour
Jilani ChowdhuryLabour
Kane EmersonLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,220,000)

£63,250

Standard buyer

£63,250

First-time buyer

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 N1 1BS

Full postcodeN1 1BS
Postcode districtN1
BoroughLondon Borough of Islington
WardBarnsbury
Latitude51.541715
Longitude-0.116020
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