Caledonian · Islington · Islington South and Finsbury constituency · 51.53343, -0.11802

N1 9AY— Caledonian, Islington

Location and area intelligence for N1 9AY, Caledonian, Islington

High-connectivity investment target

 

Schools 100%Safety 63/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
68
Safety
63
Schools
100
Transport
56
Environment
67
Investment
50

The bottom line

N1 9AY offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N1 9AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.0% vs London avg
vs London crime+111.0% vs London avg

Deep-dive guides for N1 9AY

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

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Postcode Personality

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“High-connectivity investment target”

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How N1 9AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Winton Primary School

Outstanding · Inspected Jun 2024 · 2 min walk

KS2: 108.8

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 5 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 5 min walk

8 primaries · 1 secondaries · 2 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

137.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 376.1%

+4% vs borough

Crime by type

Other27%
Violence & sexual offences22%
Anti-social behaviour19%
Drug offences9%
Theft9%
Vehicle crime6%
Burglary5%
Robbery3%

Stop & search

6.3

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: Euston Fire Station · 1.1km

Crime is +111% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£17,803/m²
Price per ft²£1,654/ft²
Avg floor area76.3 m²

EPC breakdown

D
5%
E
2%

Based on 7 properties · Confidence: low

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£190,750
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

1998–2025 · CAGR

+7.8%

Total change

+666%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.6%

per year

Acceleration

+53.51

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Terraced100%

By decade

1990s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£183k£190k+4.1%1.5
GFC & correction2011–2011£745k£745k+0%1
Brexit uncertainty2019–2019£1.10m£1.10m+0%1
Rate-rise correction2022–2022£980k£980k+0%1
Current market2025–2025£1.40m£1.40m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
King's Cross St. Pancras Underground StationNorthern line
4.7 min walk
Kings Cross Thameslink

Nearby stations

Kings Cross ThameslinkNational Rail
4 min walk
King's Cross St. Pancras Underground StationVictoria · Piccadilly
6 min walk
Angel Underground StationNorthern
11 min walk
Caledonian Road & Barnsbury Rail StationMildmay
13 min walk
Euston Underground StationVictoria · Northern
14 min walk
No bus stops within 400m

71

Walkability score

419

Footpaths (500m)

30

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge37 min ↑
Victoria ★31 min
Waterloo37 min ↓
Canary Wharf41 min ↓
City33 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

21

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)104
Nearest car park406m
Santander docks (800m)30
Nearest cycle dock0.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 19.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 91% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 0.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.2 km

Energy

Solar: 852 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield851.7 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KINGS CROSS SURGERY

77-83 CHALTON STREET, NW1 1HY

12 min walk

55%

Recommend GP

55%

Overall GP experience

2

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal National Throat, Nose and Ear Hospital · 474 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

198

Parks (1km)

94

Restaurants (800m)

47

Cafes (800m)

10

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

13

Sports (1km)

7

Convenience

Nearest supermarketVillage wholefoods · 388 m
5 tennis courts3 sports halls

Nightlife (500m)

1

Nightclubs

11

Late-night venues

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

2

Libraries (1km)

5

Cinemas (2km)

247m

Post office

Nearby shops

Easy Off Licence174 m
Prestonville Mini Mart270 m
A.Ts Food & Wine278 m
Harris Food & Wine307 m

Nearby cafes

Ikoi Japanese Cafe57 m
Sunrise Cafe72 m
Vx121 m
Blue River Cafe142 m

Nearby restaurants

Land of Fire77 m
OISO103 m
Kaki162 m
Pizza-licious162 m

Nearby pubs

Thornhill Arms126 m
King Charles I160 m
Central Station202 m
Be At One231 m

Nearby gyms

Anytime Fitness238 m
Frame485 m
Cally Pool and Gym551 m
Shaolin Way561 m

Nearby pharmacies

Boots627 m

Nearby health

LDNDental244 m
Pentonville Road Dental287 m
Institute of Medical Physics311 m
Dentalmark341 m
Food hygiene (5-star)58% of 284

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

50

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 score42/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

58.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score43/100
Bakerloo Extension route4,365m
Crossrail 2 route331m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,460 nationally

1,599

Est. population

10,266/km²

55%

Employed

45%

Degree educated

£37,400

Median income

5.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

36

Community stability

Age profile

22%
33%
18%
16%
Under 1822%
18–3433%
35–4918%
50–6416%
65+11%

Tenure

23%
56%
Own outright9%
Own (mortgage)10%
Private rent23%
Social rent56%
Shared ownership1%
Rent free1%

Ethnicity

36%
21%
15%
White British36%
White Other21%
Asian13%
Black14%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine16%
No car household64%
Unemployed8%
No qualifications18%

Housing tenure (Census 2021)

Social rent56%
Private rent23%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
129
Live planning apps (800m)
72
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
15
Major developments (800m)
0
Planning apps (12 months)
28
Planning apps (3 years)
12
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
143 homes · King's Cross Central, Zone J, aka ArtHouse, King's Cross Central, Zone J, aka ArtHouse, York Way, N1
Pipeline pressure
NONE

Named schemes (500m)

BRAVINGTON'S & ALBION YARD RAILWAY BLOCK, BRAVINGTON'S & ALBION YARD RAILWAY BLOCK, PENTONVILLE ROAD, CALEDONIAN ROAD, BALFE STREET, YORK WAY, N1136 homes
completed
166, Copenhagen Street, 166-178 Naish Court, London, N1 0ST124 homes
completed
Albert Dock, 17A, New Wharf Road, London94 homes
completed
200, Pentonville Road, London, N1 9JY64 homes
completed
Shaw House Refurbished, 57 - 63, Wharfdale Road, 45 & 55 Balfe Street; 39-51 and 53 & 57-63 Wharfdale Road, London54 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.6%
Ward turnout
42%
Election year
2026
MP
Emily Thornberry (Labour)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Paul Edmond ConveryLabour
Una Mary O'HalloranLabour
Md Oliur RahmanLabour

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Key facts for N1 9AY

Full postcodeN1 9AY
Postcode districtN1
BoroughLondon Borough of Islington
WardCaledonian
Latitude51.533429
Longitude-0.118020
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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