St Mary's & St James' · Islington · Islington South and Finsbury constituency · 51.54019, -0.09897

N1 2BU— St Mary's & St James', Islington

Location and area intelligence for N1 2BU, St Mary's & St James', Islington

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 66/100Transport 62/100Yield 3.84%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
66
Schools
60
Transport
62
Environment
69
Investment
65

The bottom line

N1 2BU offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

N1 2BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.7% vs London avg
vs London crime+85.0% vs London avg

Deep-dive guides for N1 2BU

🛡️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 2BU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Mary's CofE Primary School

Not yet inspected · 1 min walk

KS2: 110.9

—

Secondary

City of London Academy Islington

Not yet inspected · 6 min walk

P8: +0.13A8: 45.5

100% of local schools rated Good or Outstanding · based on 27 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

120.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 455.0%

-9% vs borough

Crime by type

Violence & sexual offences25%
Other23%
Anti-social behaviour22%
Theft12%
Vehicle crime7%
Drug offences6%
Robbery4%
Burglary1%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 229m

Crime is +85% above London average

Property

Prices, sales volume and market trends

Avg floor area70.7 m²

EPC breakdown

C
4%
D
5%
F
1%

Based on 10 properties · Confidence: medium

Street mix

Flat 100%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£176,750
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2022 · CAGR

+8.6%

Total change

+684%

Market Activity

Price Velocity & Acceleration

Current Velocity

+39.4%

per year

Acceleration

-10.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 14 sales

Property Type Mix

Total: 14 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£80k£80k+0%1
Post-dot-com plateau2001–2003£145k£223k+53.4%1
Pre-crash peak2006–2007£230k£270k+17.4%1
GFC & correction2008–2010£325k£335k+3.1%1
Help-to-Buy recovery2013–2014£420k£675k+60.7%1
Brexit uncertainty2017–2019£475k£300k-36.8%1
Pandemic surge2021–2021£450k£450k+0%1
Rate-rise correction2022–2022£628k£628k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
9 min walk
Essex Road

Nearby stations

Essex RoadNational Rail
2 min walk
Highbury & Islington Rail StationMildmay · Windrush
9 min walk
Highbury & Islington Underground StationVictoria
9 min walk
Angel Underground StationNorthern
12 min walk
Caledonian Road & Barnsbury Rail StationMildmay
16 min walk
No bus stops within 400m

74

Walkability score

247

Footpaths (500m)

8

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge32 min ↓
Victoria40 min ↑
Waterloo44 min ↑
Canary Wharf41 min ↓
City ★31 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)13
Nearest car park275m
Santander docks (800m)8
Nearest cycle dock0.4 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

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

21 min walk

80%

Recommend GP

80%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 879 m
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

94

Parks (1km)

98

Restaurants (800m)

45

Cafes (800m)

8

Pubs (400m)

7

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

9

Convenience

Nearest supermarketFood Bazaar · 130 m
2 sports halls

Nightlife (500m)

1

Nightclubs

9

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

834m

Post office

Nearby shops

Sourdough Sophia109 m
Nisa Local128 m
Raabs The Bakers128 m
Carlton News & Convenience Store133 m

Nearby cafes

Brood Roastery137 m
Devotion Coffee152 m
Piero Maurizaio189 m
Chameleon209 m

Nearby restaurants

Angel Kebab Burger Pizza110 m
Delaterra112 m
Domino's133 m
Rock Sole135 m

Nearby pubs

The Green Man137 m
Homeboy Bar143 m
The Alpaca200 m
Myddleton Arms200 m

Nearby gyms

Third Place Islington368 m
Nuffield Health Fitness & Wellbeing382 m
MoreYoga438 m
PureGym646 m

Nearby pharmacies

Savemain Pharmacy168 m
Clan Pharmacy264 m
Apex Pharmacy270 m
Essex Chemist & Opticians350 m

Nearby health

Yourdental368 m
Dental Beauty Islington387 m
Prebend Street Surgery433 m
B Dental468 m
Food hygiene (5-star)60% of 279

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

65

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 score41/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

47.2

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route4,939m
Crossrail 2 route426m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,222 nationally

1,845

Est. population

17,650/km²

62%

Employed

54%

Degree educated

£44,400

Median income

7.7%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

34

Community stability

Age profile

17%
36%
20%
17%
Under 1817%
18–3436%
35–4920%
50–6417%
65+10%

Tenure

27%
55%
Own outright6%
Own (mortgage)12%
Private rent27%
Social rent55%
Shared ownership1%
Rent free0%

Ethnicity

42%
24%
White British42%
White Other24%
Asian8%
Black9%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine16%
No car household73%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Social rent55%
Private rent27%

vs. London

Income vs London+5.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
189
Live planning apps (800m)
204
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
60
Planning apps (3 years)
26
Local approval rate
82%
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)
78
Largest scheme
185 homes · 116 - 118, Upper Street, London
Pipeline pressure
LOW

Named schemes (500m)

116 - 118, Upper Street, London185 homes
completed
170-194, 170-194, NEW NORTH ROAD (387-399)66 homes
completed
Charles Lamb Primary School, 60, Popham Road, London, N1 8RF59 homes
completed
LAND BETWEEN ST MARYS CHURCH GARDENS, 71-85, LAND BETWEEN ST MARYS CHURCH GARDENS, 71-85, DAGMAR TERRACE, ST MARYS PATH52 homes
completed
BLOCK 7 CANONBURY COURT, BLOCK 7 CANONBURY COURT, HALTON ROAD43 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.0%
Ward turnout
46%
Election year
2026
MP
Emily Thornberry (Labour)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Hannah Victoria McHughLabour
Joseph Andrew CroftLabour
Saiqa PandorLabour

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Key facts for N1 2BU

Full postcodeN1 2BU
Postcode districtN1
BoroughLondon Borough of Islington
WardSt Mary's & St James'
Latitude51.540190
Longitude-0.098965
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