Laycock · Islington · Islington South and Finsbury constituency · 51.54409, -0.10226

N1 2XD— Laycock, Islington

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 69/100Transport 53/100Yield 3.50%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
72
Safety
69
Schools
90
Transport
53
Environment
74
Investment
40

The bottom line

N1 2XD offers exceptional schools (100% Good/Outstanding) and low crime at £695,000 median — 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 2XD

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 avg price+33.7% vs London avg
vs London income+5.7% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for N1 2XD

🛡️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 2XD 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 · 2 min walk

KS2: 105.8

★★

Secondary

City of London Academy Highbury Grove

Good · Inspected Apr 2022 · 9 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

7 primaries · 3 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 425m

Crime is +55% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£695,000

Median sale price

Above London median by 34%

£695,000 is 34% above the London median (£520,000)

-55.2%

This year

Terraced

Dominant type

Price history

5-year change
-69.2%
Sales (24 months)5
New build0.0%
Avg terraced£1,635,000
Avg flat£570,000
Price per m²£5,725/m²
Price per ft²£532/ft²
Avg floor area120 m²

EPC breakdown

B
18%
C
14%
D
5%

Based on 37 properties · Confidence: high

Street mix

Semi 2%Terraced 56%Flat 38%Other 4%

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£22,250
First-time buyerFTB
£22,250
Additional propertyBTL/2nd
£43,100

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

15.7×

Price-to-income

£3,477/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£300,000
Rebuild cost per m²£2,500/m²

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

Construction era2016
Walls²K
Roof(other premises above)
Heating fuelmains gas (not community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,691
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.3%

Total change

+249%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.9%

per year

Acceleration

+84.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £500k–£600k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached1.9%
Terraced58.5%
Flat/maisonette39.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£199k£320k+60.8%1
Post-dot-com plateau2002–2002£430k£430k+0%1
Pre-crash peak2005–2006£500k£590k+18%1
GFC & correction2010–2012£750k£1.27m+70%1.3
Help-to-Buy recovery2015–2016£1.75m£913k-47.9%9
Brexit uncertainty2017–2019£1.13m£1.32m+16.9%6
Pandemic surge2020–2020£1.69m£1.69m+0%2
Rate-rise correction2023–2023£1.53m£1.53m+0%4
Current market2024–2025£570k£695k+21.9%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.6% alpha

Weakest performer

Flat/maisonette

-0.3% alpha

Terraced+1.6% α
Local
4.7%
District
3.1%
Flat/maisonette-0.3% α
Local
-0.6%
District
-0.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position100

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
3.1 min walk
Highbury & Islington

Nearby stations

Highbury & IslingtonNational Rail
3 min walk
Highbury & Islington Rail StationGreat Northern · Windrush
3 min walk
Highbury & Islington Underground StationVictoria
3 min walk
Caledonian Road & Barnsbury Rail StationMildmay
13 min walk
Holloway Road Underground StationPiccadilly
15 min walk
4 bus routes · 9 stops within 400m · 168 buses/hr peak

88

Walkability score

198

Footpaths (500m)

2

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

14

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)13
Nearest car park239m
Santander docks (800m)2
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: 1.4 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

THE STATHAM GROVE SURGERY

STATHAM GROVE, STOKE NEWINGTON, N16 9DP

22 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 1.4 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

99

Parks (1km)

83

Restaurants (800m)

41

Cafes (800m)

13

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

11

Convenience

Nearest supermarketBudgens · 100 m
11 tennis courts1 sports halls

Nightlife (500m)

4

Nightclubs

17

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

440m

Post office

Nearby shops

Belle Epoque129 m
The Sampler150 m
Euphorium156 m
Beyond Bread158 m

Nearby cafes

Margins Cafe84 m
Morr137 m
Starbucks170 m
ginger & lime juice bar191 m

Nearby restaurants

Urban Social Coffee116 m
KFC133 m
Gem145 m
The Grill Club156 m

Nearby pubs

The Compton Arms52 m
The Library118 m
Hope & Anchor124 m
Little Bat161 m

Nearby gyms

Highbury Leisure Centre405 m
Third Place Islington622 m
The Movement Studio728 m
Nuffield Health Fitness & Wellbeing771 m

Nearby pharmacies

Rose Pharmacy139 m
Clan Pharmacy438 m
Savemain Pharmacy604 m
Apex Pharmacy618 m

Nearby health

B Dental136 m
Islington Smiles151 m
Yourdental184 m
Islington Central Medical Centre237 m
Food hygiene (5-star)59% of 222

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

40

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score40/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months2

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

17/100

Velocity score

Future outlook

65.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route5,374m
Crossrail 2 route911m

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%
Price vs London+33.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
201
Live planning apps (800m)
245
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
56
Planning apps (3 years)
18
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)
4

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
68
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
37, Holloway Road, and 29 Highbury Corner, London, N7 8JP60 homes
completed
HIGHBURY COALYARD (PHASE II), HIGHBURY COALYARD (PHASE II), LIVERPOOL ROAD46 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
13.8%
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 (£695,000)

£22,250

Standard buyer

£22,250

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 2XD

Full postcodeN1 2XD
Postcode districtN1
BoroughLondon Borough of Islington
WardLaycock
Latitude51.544092
Longitude-0.102264
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