Caledonian · Islington · Islington South and Finsbury constituency · 51.53198, -0.11903

N1 9BE— Caledonian, Islington

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

High-connectivity investment target

 

Schools 100%Safety 32/100Transport 58/100Yield 3.84%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
65
Safety
32
Schools
100
Transport
58
Environment
65
Investment
69

The bottom line

N1 9BE offers exceptional schools (100% Good/Outstanding) — strong value for Investors 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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Toggle the things that matter to you — see how N1 9BE scores on each.

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Location

N1 9BE

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 income+1.4% vs London avg
vs London crime+407.0% vs London avg

Deep-dive guides for N1 9BE

🛡️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⚠️ High crime🍕 Buzzing

“High-connectivity investment target”

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How N1 9BE 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 · 1 min walk

KS2: 108.8

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 6 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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

High crime

329.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 318.1%

+150% vs borough

Note: this postcode is in the Central Activities Zone — London's business and visitor core. Crime is counted per resident, but the daytime and visitor population here is many times the resident count, so these figures reflect footfall, not residential risk.

Crime by type

Other36%
Anti-social behaviour16%
Violence & sexual offences16%
Theft14%
Robbery5%
Vehicle crime5%
Burglary4%
Drug offences4%

Stop & search

14.8

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 · 936m

Crime is +407% above London average

Property

Prices, sales volume and market trends

Avg floor area61.9 m²

EPC breakdown

A
4%
B
7%
C
1%

Based on 12 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 yield852 kWh/kWp/yr
Rebuild cost estimate£154,750
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.17 W/m²K
RoofAverage thermal transmittance 0.14 W/m²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2023 · CAGR

+2.2%

Total change

+19%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-35.19

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2015£820k£820k+0%8
Pandemic surge2021–2021£1.05m£1.05m+0%1
Rate-rise correction2023–2023£975k£975k+0%1

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

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
2.8 min walk
Kings Cross Thameslink

Nearby stations

Kings Cross ThameslinkNational Rail
2 min walk
King's Cross St. Pancras Underground StationVictoria · Piccadilly
4 min walk
Angel Underground StationNorthern
11 min walk
Euston Underground StationVictoria · Northern
13 min walk
Russell Square Underground StationPiccadilly
13 min walk
No bus stops within 400m

68

Walkability score

471

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

22

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)104
Nearest car park243m
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 waterNONE
No assessed surface water flood risk
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: 0.2 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.3 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

10 min walk

55%

Recommend GP

55%

Overall GP experience

2

GPs within 1km

12

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal National Throat, Nose and Ear Hospital · 305 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

197

Parks (1km)

92

Restaurants (800m)

50

Cafes (800m)

17

Pubs (400m)

0

Pharmacies (800m)

6

Gyms (1km)

13

Sports (1km)

10

Convenience

Nearest supermarketVillage wholefoods · 563 m
5 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

18

Late-night venues

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

3

Libraries (1km)

5

Cinemas (2km)

125m

Post office

Nearby shops

Easy Off Licence75 m
A.Ts Food & Wine126 m
Harris Food & Wine133 m
24hr Food & Wine138 m

Nearby cafes

Blue River Cafe65 m
Café Oz106 m
Vx117 m
Keystone Coffee122 m

Nearby restaurants

Masala Cow75 m
Xin Kai82 m
Rex Cross94 m
Flat Iron Kings Cross97 m

Nearby pubs

King Charles I71 m
Keystone Crescent Club London110 m
Simmons110 m
Be At One115 m

Nearby gyms

Anytime Fitness125 m
Pancras Square Leisure Centre556 m
Rebel Studio564 m
Frame584 m

Nearby pharmacies

Boots555 m
Baban Pharmacy783 m

Nearby health

LDNDental103 m
Pentonville Road Dental122 m
Institute of Medical Physics139 m
National Street Healthcare232 m
Food hygiene (5-star)61% of 319

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

69

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 score45/100
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

63.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score43/100
Bakerloo Extension route4,231m
Crossrail 2 route191m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,656 nationally

2,029

Est. population

17,223/km²

55%

Employed

60%

Degree educated

£42,600

Median income

3.8%

Claimant rate

Inner cityVery high densityYoung professionals

28

Community stability

Age profile

16%
41%
18%
15%
Under 1817%
18–3441%
35–4918%
50–6416%
65+9%

Tenure

44%
32%
Own outright10%
Own (mortgage)12%
Private rent44%
Social rent32%
Shared ownership3%
Rent free0%

Ethnicity

29%
28%
19%
White British29%
White Other28%
Asian19%
Black11%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine10%
No car household76%
Unemployed6%
No qualifications10%

Housing tenure (Census 2021)

Private rent44%
Social rent32%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
143
Live planning apps (800m)
58
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
13
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
11
Local approval rate
95%
Borough approval rate
68%
Opportunity area
No
Central activities zone
Yes
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)
87
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
Albert Dock, 17A, New Wharf Road, London94 homes
completed
200, Pentonville Road, London, N1 9JY64 homes
completed
277A, Stratstone, 277A, Stratstone, Gray's Inn Road, WC1X 8QF60 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 9BE

Full postcodeN1 9BE
Postcode districtN1
BoroughLondon Borough of Islington
WardCaledonian
Latitude51.531979
Longitude-0.119031
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
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