Laycock · Islington · Islington South and Finsbury constituency · 51.54566, -0.10149

N1 2WE— Laycock, Islington

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

The family fortress

 

Top 8% LondonSchools 100%Safety 69/100Transport 63/100Low yield 3.11%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
74
Safety
69
Schools
90
Transport
63
Environment
74
Investment
46

The bottom line

N1 2WE offers exceptional schools (100% Good/Outstanding) and low crime at £781,000 median — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

N1 2WE

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 avg price+50.2% vs London avg
vs London income+5.7% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for N1 2WE

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

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Postcode Personality

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

“The family fortress”

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How N1 2WE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Canonbury Primary School

Not yet inspected · 1 min walk

KS2: 105.8

★★

Secondary

City of London Academy Highbury Grove

Good · Inspected Apr 2022 · 7 min walk

P8: +0.13A8: 47.2

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 21 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

100

Road safety score

0

Accidents (5yr)

10

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 602m

Crime is +55% above London average

Property

2 Jul

Prices, sales volume and market trends

£781,000

Median sale price

Top 25% — 50% above London median

£781,000 is 50% above the London median (£520,000)

Flat

Dominant type

Price history

Sales (24 months)13
New build0.0%
Avg flat£781,000
Price per m²£10,317/m²
Price per ft²£958/ft²
Avg floor area75.7 m²

EPC breakdown

B
41%
C
1%

Based on 42 properties · Confidence: high

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

Stamp duty

Standard buyer£26,550
First-time buyerFTB
£26,550
Additional propertyBTL/2nd
£49,980

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

17.6×

Price-to-income

£3,907/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£189,250
Rebuild cost per m²£2,500/m²

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

Construction era2024
WallsAverage thermal transmittance 0.14 W/m²K
RoofAverage thermal transmittance 0.15 W/m²K
Heating fuelmains gas (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,691
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2024–2025 · CAGR

+-11.7%

Total change

-12%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.7%

per year

Acceleration

+0.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £700k+ · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Current market2024–2025£793k£700k-11.7%6.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-8.4% alpha

Flat/maisonette-8.4% α
Local
-11.7%
District
-3.3%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

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
1.8 min walk
Highbury & Islington

Nearby stations

Highbury & Islington Underground StationVictoria
2 min walk
Highbury & IslingtonNational Rail
2 min walk
Highbury & Islington Rail StationMildmay · Windrush
2 min walk
Caledonian Road & Barnsbury Rail StationMildmay
14 min walk
Holloway Road Underground StationPiccadilly
14 min walk
4 bus routes · 10 stops within 400m · 152 buses/hr peak

83

Walkability score

182

Footpaths (500m)

1

Santander docks (800m)

0.6 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

16

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)13
Nearest car park267m
Santander docks (800m)1
Nearest cycle dock0.6 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.6 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

THE STATHAM GROVE SURGERY

STATHAM GROVE, STOKE NEWINGTON, N16 9DP

19 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 1.5 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

97

Parks (1km)

55

Restaurants (800m)

33

Cafes (800m)

12

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

15

Sports (1km)

11

Convenience

Nearest supermarketBudgens · 268 m
11 tennis courts1 sports halls

Nightlife (500m)

3

Nightclubs

15

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

351m

Post office

Nearby shops

S.T. Food & Wine75 m
Highbury Food & Wine92 m
Retail Food And Wine135 m
Universal Newsagent181 m

Nearby cafes

Cafe Vertige42 m
Urban Café and Bistro42 m
Sawyer & Gray72 m
31489 m

Nearby restaurants

Trullo68 m
Prawn on the Lawn68 m
Tootoomoo96 m
The Resto101 m

Nearby pubs

Yield N143 m
Hen and Chickens theatre & bar51 m
Brewhouse & Kitchen Highbury77 m
The White Swan133 m

Nearby gyms

Highbury Leisure Centre259 m
The Movement Studio626 m
Third Place Islington803 m
Fit4less Highbury & Islington822 m

Nearby pharmacies

Rose Pharmacy146 m
Clan Pharmacy618 m
Egerton Pharmacy622 m
Apex Pharmacy703 m

Nearby health

Islington Smiles140 m
B Dental309 m
Islington Central Medical Centre314 m
Yourdental366 m
Food hygiene (5-star)63% of 166

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

46

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months1

Rental market

Very High

Demand

Very 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

66.6

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route5,547m
Crossrail 2 route1,019m

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%
Price vs London+50.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
178
Live planning apps (800m)
237
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
54
Planning apps (3 years)
15
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)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
63
Largest scheme
249 homes · Allotment Gardens, Arvon Road, Emily Place, 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
37, Holloway Road, and 29 Highbury Corner, London, N7 8JP60 homes
completed
HIGHBURY COALYARD (PHASE II), HIGHBURY COALYARD (PHASE II), LIVERPOOL ROAD46 homes
completed
EDWARDS FACTORY, 17, EDWARDS FACTORY, 1742 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£781,000)

£26,550

Standard buyer

£26,550

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 2WE

Full postcodeN1 2WE
Postcode districtN1
BoroughLondon Borough of Islington
WardLaycock
Latitude51.545662
Longitude-0.101492
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