Canonbury · Islington · Islington South and Finsbury constituency · 51.53972, -0.08950

N1 3HL— Canonbury, Islington

Location and area intelligence for N1 3HL, Canonbury, Islington

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 60/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
69
Schools
60
Transport
60
Environment
72
Investment
51

The bottom line

N1 3HL offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

N1 3HL

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+5.0% vs London avg
vs London crime+54.0% vs London avg

Deep-dive guides for N1 3HL

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How N1 3HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Rotherfield Primary School

Not yet inspected · 2 min walk

KS2: 106.1

—

Secondary

City of London Academy Islington

Not yet inspected · 9 min walk

P8: +0.13A8: 45.5

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

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.4 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 302.8%

-24% vs borough

Crime by type

Other36%
Violence & sexual offences21%
Anti-social behaviour15%
Theft8%
Vehicle crime8%
Drug offences5%
Burglary5%
Robbery3%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 888m

Crime is +54% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£9,881/m²
Price per ft²£918/ft²
Avg floor area96.4 m²

EPC breakdown

C
1%
D
9%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 6%Terraced 44%Flat 50%

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£241,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.5%

Total change

+485%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.2%

per year

Acceleration

-131.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached6.3%
Terraced43.8%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£170k£278k+63.5%1
Post-dot-com plateau2004–2004£400k£400k+0%3
Pre-crash peak2007–2007£875k£875k+0%1
GFC & correction2008–2012£777k£575k-26%1
Help-to-Buy recovery2013–2015£1.10m£1.45m+32%1
Brexit uncertainty2018–2018£800k£800k+0%1
Rate-rise correction2023–2023£1.56m£1.56m+0%1
Current market2025–2025£995k£995k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Old StreetGreat Northern line
18.3 min walk
Essex Road

Nearby stations

Essex RoadNational Rail
6 min walk
Haggerston Rail StationWindrush
12 min walk
Highbury & Islington Underground StationVictoria
15 min walk
Highbury & Islington Rail StationGreat Northern · Windrush
15 min walk
Hoxton Rail StationWindrush
17 min walk
No bus stops within 400m

51

Walkability score

169

Footpaths (500m)

10

Santander docks (800m)

0.4 km

Nearest cycle dock

Central London commute times

London Bridge ★28 min
Victoria47 min ↑
Waterloo46 min ↑
Canary Wharf36 min ↓
City30 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)

11

EV chargers (800m)

Total spaces (800m)62
Nearest car park314m
Santander docks (800m)10
Nearest cycle dock0.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 4.3 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

6

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 561 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

13

Restaurants (800m)

8

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketThe Co-operative Food · 450 m
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

4

Cinemas (2km)

966m

Post office

Nearby shops

Ally's Off Licence250 m
Tesco Express302 m
Essex Road Supermarket370 m
SRH News431 m

Nearby cafes

Day Trip59 m
52a Coffee House286 m
Spring Rose Cafe & Restaurant323 m
People's Choice368 m

Nearby restaurants

Goodbye Horses55 m
Golden Jade278 m
Sweet Thursday327 m
Xiong Mao410 m

Nearby pubs

The North Pole276 m
The Rosemary Branch295 m
The Baring Arms305 m
Duchess of Kent369 m

Nearby gyms

Hitio409 m
Britannia Leisure Centre740 m

Nearby pharmacies

North London Health Centre259 m
Apex Pharmacy410 m
Savemain Pharmacy492 m
Benzpharm574 m

Nearby health

Moorfields at Hoxton561 m
Prebend Street Surgery595 m
The Hoxton Surgery718 m
Shoreditch Park Surgery721 m
Food hygiene (5-star)54% of 80

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

51

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 score16/100
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

39.7

Price growth score

D
High

Development pressure

High

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score39/100
Bakerloo Extension route4,942m
Crossrail 2 route8m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,955 nationally

1,444

Est. population

20,626/km²

63%

Employed

51%

Degree educated

£44,100

Median income

6.1%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

33

Community stability

Age profile

20%
28%
25%
17%
Under 1820%
18–3428%
35–4925%
50–6417%
65+9%

Tenure

30%
50%
Own outright8%
Own (mortgage)11%
Private rent30%
Social rent50%
Shared ownership1%
Rent free1%

Ethnicity

42%
27%
White British42%
White Other27%
Asian6%
Black12%
Mixed8%
Other5%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine15%
No car household73%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent50%
Private rent30%

vs. London

Income vs London+5.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
49
Live planning apps (800m)
140
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
12
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
5
Under construction
5
Completed (3yr)
21
Largest scheme
252 homes · OLD GAINSBOROUGH FILM STUDIOS, OLD GAINSBOROUGH FILM STUDIOS, NEW NORTH ROAD, IMBER STREET, POOLE STREET, N1
Pipeline pressure
LOW

Named schemes (500m)

OLD GAINSBOROUGH FILM STUDIOS, OLD GAINSBOROUGH FILM STUDIOS, NEW NORTH ROAD, IMBER STREET, POOLE STREET, N1252 homes
completed
6-24, 6-24, Southgate Road, N1 3JJ133 homes
completed
MARQUESS ESTATE, SITE E3, MARQUESS ESTATE, SITE E3, SKOMER WALK, SHEPPEY WALK, ESSEX ROAD, N166 homes
completed
New North Community Primary School, Ecclesbourne Road, London, N1 3AG62 homes
completed
68, Halliford Street, London56 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.2%
Ward turnout
42%
Election year
2026
MP
Emily Thornberry (Labour)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Clare JeapesLabour
Nicholas WayneLabour
Hayden BanksGreen

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Key facts for N1 3HL

Full postcodeN1 3HL
Postcode districtN1
BoroughLondon Borough of Islington
WardCanonbury
Latitude51.539721
Longitude-0.089496
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
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Mail
Food Standards
Agency
Ofcom
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Office
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