Caledonian · Islington · Islington South and Finsbury constituency · 51.53899, -0.11703

N1 1ED— Caledonian, Islington

Location and area intelligence for N1 1ED, Caledonian, Islington

The hidden gem

 

Bottom 25% LondonSchools 100%Safety 64/100Transport 49/100Yield 6.15%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
64
Schools
60
Transport
49
Environment
61
Investment
69

The bottom line

N1 1ED offers exceptional schools (100% Good/Outstanding) at £395,000 median — a strong choice for Investors.

Less suited to Families.

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Location

N1 1ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-24.0% vs London avg
vs London income+28.6% vs London avg
vs London crime+103.0% vs London avg

Deep-dive guides for N1 1ED

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

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How N1 1ED 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 · 2 min walk

KS2: 103.3

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 9 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 5 min walk

6 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

131.9 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 383.3%

0% vs borough

Crime by type

Other32%
Anti-social behaviour24%
Violence & sexual offences22%
Vehicle crime7%
Robbery5%
Theft4%
Burglary4%
Drug offences2%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 1.0km

Crime is +103% above London average

Property

2 Jul

Prices, sales volume and market trends

£395,000

Median sale price

24% below London median

£395,000 is 24% below the London median (£520,000)

-63.2%

This year

Flat

Dominant type

Price history

5-year change
+49.1%
Sales (24 months)9
New build0.0%
Avg flat£395,000
Price per m²£8,817/m²
Price per ft²£819/ft²
Avg floor area45.4 m²

EPC breakdown

B
1%
C
21%
D
45%
E
6%
F
1%

Based on 74 properties · Confidence: high

Street mix

Terraced 10%Flat 81%Other 10%

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£7,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£19,100

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

7.3×

Price-to-income

£1,976/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£113,500
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

1998–2025 · CAGR

+7.3%

Total change

+570%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

+22.22

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 37 sales

Property Type Mix

Total: 37 sales

Terraced10.8%
Flat/maisonette89.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£58k£125k+117.4%1.7
Pre-crash peak2005–2005£146k£146k+0%1
Help-to-Buy recovery2014–2016£320k£330k+3.1%3.3
Brexit uncertainty2017–2019£350k£633k+80.8%1.5
Pandemic surge2020–2021£420k£265k-36.9%1.5
Rate-rise correction2022–2023£250k£495k+98%2
Current market2024–2025£385k£385k+0%5.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
1.7%
District
1.3%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

65out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing11
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
King's Cross St. Pancras Underground StationNorthern line
11.6 min walk
Caledonian Road & Barnsbury

Nearby stations

Caledonian Road & Barnsbury Rail StationMildmay
6 min walk
Caledonian Road & BarnsburyNational Rail
6 min walk
King's Cross St. Pancras Underground StationVictoria · Piccadilly
13 min walk
Angel Underground StationNorthern
13 min walk
Caledonian Road Underground StationPiccadilly
13 min walk
No bus stops within 400m

70

Walkability score

223

Footpaths (500m)

17

Santander docks (800m)

0.3 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★31 min
Waterloo37 min ↓
Canary Wharf41 min ↓
City33 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)

5

EV chargers (800m)

Nearest car park187m
Santander docks (800m)17
Nearest cycle dock0.3 km

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: 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: 0.9 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.8 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): 1

Landslide susceptibility: Low

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

13 min walk

0

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt. Pancras Hospital · 1.0 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

166

Parks (1km)

35

Restaurants (800m)

29

Cafes (800m)

3

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

3

Convenience

Nearest supermarketVillage wholefoods · 253 m
6 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

4

Cinemas (2km)

865m

Post office

Nearby shops

Tesco Express120 m
Nisa Local319 m
Roma340 m
Express Food Store425 m

Nearby cafes

Cafe Terrace18 m
sun flour bakery79 m
Love Cafe126 m
Kigi Cafe & Restaurant137 m

Nearby restaurants

Four Seasons Express23 m
Dallas Burger Bar35 m
King's Pizza41 m
Piccolo Olivio45 m

Nearby pubs

Tarmon47 m
Meltdown194 m
Kennedy's202 m
The Star of Kings451 m

Nearby gyms

Cally Pool and Gym72 m
Kings Cross Fitness457 m
Frame458 m
Ten785 m

Nearby health

Dentalmark299 m
Caledonian Road Medical Practic356 m
Ritchie Street Group Practice796 m
LDNDental827 m
Food hygiene (5-star)54% of 145

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

69

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
6.2% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score45/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months4

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

33/100

Velocity score

Future outlook

73.7

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score30/100
Bakerloo Extension route4,944m
Crossrail 2 route916m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,109 nationally

1,539

Est. population

16,436/km²

71%

Employed

72%

Degree educated

£54,000

Median income

2.8%

Claimant rate

Inner cityVery high densityYoung professionals

33

Community stability

Age profile

16%
37%
20%
17%
Under 1816%
18–3437%
35–4920%
50–6417%
65+10%

Tenure

18%
19%
45%
18%
Own outright18%
Own (mortgage)19%
Private rent45%
Social rent18%
Shared ownership0%

Ethnicity

54%
25%
White British55%
White Other25%
Asian6%
Black4%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine8%
No car household61%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent45%
Social rent18%

vs. London

Income vs London+28.6%
Price vs London-24.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
85
Live planning apps (800m)
125
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
35
Planning apps (3 years)
13
Local approval rate
63%
Borough approval rate
68%
Opportunity area
No
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)
130
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)

351, Caledonian Road, London, N1 1DW156 homes
completed
166, Copenhagen Street, 166-178 Naish Court, London, N1 0ST124 homes
completed
NAISH COURT, BEMERTON ESTATE (PHASE 1), NAISH COURT, BEMERTON ESTATE (PHASE 1), BEMERTON STREET, N186 homes
completed
NAISH COURT (PART PHASE 2 & PHASES 3/4, NAISH COURT (PART PHASE 2 & PHASES 3/4, BEMERTON STREET, N1 0BW64 homes
completed
3-24, 83-114 NAISH COURT & PLAY AREA, 3-24, 83-114 NAISH COURT & PLAY AREA, BEMERTON STREET, HAVELOCK ST.(AND PLAYGROUND TO SOUTH), N162 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.6%
Ward turnout
42%
Election year
2026
MP
Emily Thornberry (Labour)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Paul Edmond ConveryLabour
Una Mary O'HalloranLabour
Md Oliur RahmanLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£395,000)

£7,250

Standard buyer

£0

First-time buyer

Save £7,250

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 1ED

Full postcodeN1 1ED
Postcode districtN1
BoroughLondon Borough of Islington
WardCaledonian
Latitude51.538988
Longitude-0.117026
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