Laycock · Islington · Islington South and Finsbury constituency · 51.54318, -0.10090

N1 2AU— Laycock, Islington

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

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 69/100Transport 60/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
73
Safety
69
Schools
90
Transport
60
Environment
74
Investment
56

The bottom line

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

The catch: high noise levels nearby.

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Location

N1 2AU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
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 2AU

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

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“High-connectivity investment target”

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How N1 2AU 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 · 2 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 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 20 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

97

Road safety score

3

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 337m

Crime is +55% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales 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)4
New build0.0%
Price per m²£21,566/m²
Price per ft²£2,004/ft²
Avg floor area94.4 m²

EPC breakdown

B
1%
C
6%
D
10%
E
2%
G
1%

Based on 20 properties · Confidence: medium

Street mix

Terraced 33%Flat 67%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£236,000
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 DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.9%

Total change

+429%

Market Activity

Price Velocity & Acceleration

Current Velocity

-69.0%

per year

Acceleration

-260.43

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 27 sales

Property Type Mix

Total: 27 sales

Terraced33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£170k£209k+22.6%2
Post-dot-com plateau2001–2003£250k£270k+8%2
GFC & correction2010–2011£270k£350k+29.6%2
Help-to-Buy recovery2013–2014£1.15m£860k-25.2%1
Brexit uncertainty2018–2019£810k£2.60m+221%1
Pandemic surge2020–2020£2.52m£2.52m+0%1
Rate-rise correction2022–2023£1.45m£995k-31.4%1
Current market2024–2025£2.90m£900k-69%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
5.7%
District
6.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Highbury & Islington Underground StationVictoria line
4.7 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
14 min walk
Angel Underground StationNorthern
15 min walk
No bus stops within 400m

72

Walkability score

212

Footpaths (500m)

3

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

11

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)13
Nearest car park145m
Santander docks (800m)3
Nearest cycle dock0.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseHIGH
road
Noisier 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: 70%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.6 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

18 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 1.2 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

112

Parks (1km)

86

Restaurants (800m)

38

Cafes (800m)

14

Pubs (400m)

5

Pharmacies (800m)

4

Gyms (1km)

13

Sports (1km)

10

Convenience

Nearest supermarketBudgens · 183 m
8 tennis courts1 sports halls

Nightlife (500m)

2

Nightclubs

16

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

577m

Post office

Nearby shops

Belle Epoque140 m
The Sampler142 m
Beyond Bread147 m
Euphorium172 m

Nearby cafes

ginger & lime juice bar178 m
Margins Cafe206 m
The Place253 m
Morr276 m

Nearby restaurants

Smokehouse121 m
Gem141 m
Wild Food Cafe149 m
Santa Maria182 m

Nearby pubs

The Compton Arms93 m
Hope & Anchor176 m
Little Bat200 m
The Vineyard241 m

Nearby gyms

Highbury Leisure Centre528 m
Third Place Islington546 m
Nuffield Health Fitness & Wellbeing670 m
MoreYoga731 m

Nearby pharmacies

Rose Pharmacy277 m
Clan Pharmacy359 m
Savemain Pharmacy465 m
Apex Pharmacy482 m

Nearby health

Yourdental153 m
B Dental190 m
Islington Smiles288 m
Islington Central Medical Centre358 m
Food hygiene (5-star)60% of 235

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

56

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

62.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route5,271m
Crossrail 2 route773m

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

Urban coreVery 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)
186
Live planning apps (800m)
212
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (12 months)
51
Planning apps (3 years)
23
Local approval rate
84%
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
1
Under construction
0
Completed (3yr)
74
Largest scheme
185 homes · 116 - 118, Upper Street, London
Pipeline pressure
LOW

Named schemes (500m)

85, Canonbury Road, Edward's Cottages, London90 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
10, Corsica Street, London, N5 1JD30 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 2AU

Full postcodeN1 2AU
Postcode districtN1
BoroughLondon Borough of Islington
WardLaycock
Latitude51.543180
Longitude-0.100903
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