Laycock · Islington · Islington South and Finsbury constituency · 51.54302, -0.10209

N1 2AS— Laycock, Islington

Location and area intelligence for N1 2AS, Laycock, Islington

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 69/100Transport 52/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
69
Schools
90
Transport
52
Environment
74
Investment
47

The bottom line

N1 2AS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N1 2AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+5.7% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for N1 2AS

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N1 2AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

William Tyndale Primary School

Not yet inspected · Inspected Nov 2024 · 1 min walk

KS2: 108.6

★★

Secondary

City of London Academy Highbury Grove

Good · Inspected Apr 2022 · 10 min walk

P8: +0.13A8: 47.2

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

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 19 min walk

8 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

101.0 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 229.8%

-23% vs borough

Crime by type

Other25%
Anti-social behaviour21%
Violence & sexual offences20%
Theft11%
Vehicle crime6%
Burglary6%
Drug offences5%
Robbery5%

Stop & search

2.7

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 306m

Crime is +55% 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.

N1 district median

£632,500

Based on 495 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£11,224/m²
Price per ft²£1,043/ft²
Avg floor area98.7 m²

EPC breakdown

C
7%
D
10%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Terraced 24%Flat 71%Other 6%

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

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 yield853 kWh/kWp/yr
Rebuild cost estimate£246,750
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 DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.9%

Total change

+453%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.6%

per year

Acceleration

+26.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £350k–£400k · 32 sales

Property Type Mix

Total: 32 sales

Terraced25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£169k£220k+30.2%1.8
Post-dot-com plateau2001–2004£300k£319k+6.3%2.3
Pre-crash peak2005–2007£395k£610k+54.4%2.5
GFC & correction2009–2011£465k£612k+31.7%1.3
Help-to-Buy recovery2016–2016£1.02m£1.02m+0%2
Brexit uncertainty2017–2019£615k£645k+4.9%1.3
Pandemic surge2021–2021£825k£825k+0%1
Rate-rise correction2022–2022£775k£775k+0%1
Current market2025–2025£935k£935k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.8% alpha

Flat/maisonette-2.8% α
Local
6%
District
8.8%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
Highbury & Islington Underground StationVictoria line
3.9 min walk
Highbury & Islington

Nearby stations

Highbury & IslingtonNational Rail
5 min walk
Highbury & Islington Rail StationMildmay · Windrush
5 min walk
Highbury & Islington Underground StationVictoria
5 min walk
Caledonian Road & Barnsbury Rail StationMildmay
13 min walk
Angel Underground StationNorthern
15 min walk
4 bus routes · 8 stops within 400m · 158 buses/hr peak

89

Walkability score

239

Footpaths (500m)

5

Santander docks (800m)

0.5 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria ★30 min
Waterloo37 min ↓
Canary Wharf35 min ↓
City32 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

9

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)13
Nearest car park119m
Santander docks (800m)5
Nearest cycle dock0.5 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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.3 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 61%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.7 km

Energy

Solar: 853 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 yield852.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MILDMAY MEDICAL PRACTICE

2A GREEN LANES, N16 9NF

19 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 1.3 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

102

Parks (1km)

92

Restaurants (800m)

41

Cafes (800m)

14

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

9

Convenience

Nearest supermarketBudgens · 114 m
5 tennis courts1 sports halls

Nightlife (500m)

4

Nightclubs

18

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

550m

Post office

Nearby shops

Belle Epoque56 m
The Sampler59 m
Beyond Bread64 m
Euphorium88 m

Nearby cafes

ginger & lime juice bar98 m
Margins Cafe203 m
Superette245 m
Morr247 m

Nearby restaurants

Gem57 m
Wild Food Cafe69 m
Santa Maria104 m
Udderlicious109 m

Nearby pubs

The Compton Arms71 m
Hope & Anchor97 m
Little Bat116 m
The Vineyard176 m

Nearby gyms

Third Place Islington507 m
Highbury Leisure Centre524 m
Nuffield Health Fitness & Wellbeing651 m
MoreYoga712 m

Nearby pharmacies

Rose Pharmacy251 m
Clan Pharmacy321 m
Savemain Pharmacy510 m
Apex Pharmacy544 m

Nearby health

Yourdental78 m
B Dental109 m
Islington Smiles264 m
Islington Central Medical Centre295 m
Food hygiene (5-star)61% of 251

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

47

Investment score

Moderate

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score41/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

63.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route5,254m
Crossrail 2 route808m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,182 nationally

1,861

Est. population

18,596/km²

67%

Employed

71%

Degree educated

£44,400

Median income

2.6%

Claimant rate

Inner cityVery high densityYoung professionals

34

Community stability

Age profile

19%
35%
23%
13%
Under 1819%
18–3435%
35–4923%
50–6413%
65+10%

Tenure

17%
17%
40%
25%
Own outright17%
Own (mortgage)17%
Private rent40%
Social rent25%
Shared ownership2%
Rent free0%

Ethnicity

45%
28%
White British45%
White Other28%
Asian9%
Black6%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine9%
No car household67%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent40%
Social rent25%

vs. London

Income vs London+5.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
211
Live planning apps (800m)
240
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (12 months)
59
Planning apps (3 years)
22
Local approval rate
83%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
75
Largest scheme
185 homes · 116 - 118, Upper Street, London
Pipeline pressure
LOW

Named schemes (500m)

85, Canonbury Road, Edward's Cottages, London90 homes
completed
Land Adjacent to No. 26, Land Adjacent to No. 2668 homes
completed
BLOCK 7 CANONBURY COURT, BLOCK 7 CANONBURY COURT, HALTON ROAD43 homes
completed
EDWARDS FACTORY, 17, EDWARDS FACTORY, 1742 homes
completed
Dixon Clark Court, Canonbury Road, London41 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.8%
Ward turnout
41%
Election year
2026
MP
Emily Thornberry (Labour)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Maia Caitlin HamiltonLabour
Heather Nicola StaffLabour
Nurullah TuranLabour

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Key facts for N1 2AS

Full postcodeN1 2AS
Postcode districtN1
BoroughLondon Borough of Islington
WardLaycock
Latitude51.543019
Longitude-0.102092
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