Caledonian · Islington · Islington South and Finsbury constituency · 51.53246, -0.12106

N1 9EB— Caledonian, Islington

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

High-connectivity investment target

 

Schools 100%Safety 32/100Transport 60/100Yield 3.84%⚠ Knotweed sites nearby

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
32
Schools
100
Transport
60
Environment
66
Investment
71

The bottom line

N1 9EB 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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Location

N1 9EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

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

Deep-dive guides for N1 9EB

🛡️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 9EB 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 · 3 min walk

KS2: 108.8

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 7 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 26 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 · 3 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: high crime per resident is typical of central London postcodes — daytime population is often 5–10× the resident count.

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)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Euston Fire Station · 850m

Crime is +407% above London average

Property

Prices, sales volume and market trends

Avg floor area65.9 m²

EPC breakdown

C
12%
D
15%
E
1%

Based on 28 properties · Confidence: medium

Street mix

Terraced 13%Flat 87%

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£164,750
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2020 · CAGR

+8.4%

Total change

+537%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.7%

per year

Acceleration

-59.37

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 15 sales

Property Type Mix

Total: 15 sales

Terraced13.3%
Flat/maisonette86.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£110k£110k+0%2
Post-dot-com plateau2001–2004£250k£290k+16%1.5
Pre-crash peak2006–2007£290k£380k+31%1
GFC & correction2009–2012£339k£395k+16.6%1.5
Brexit uncertainty2018–2018£656k£656k+0%1
Pandemic surge2020–2020£700k£700k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3% alpha

Flat/maisonette+3% α
Local
16.5%
District
13.5%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

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
2.3 min walk
London Kings Cross Thameslink

Nearby stations

London Kings Cross ThameslinkNational Rail
3 min walk
King's Cross St. Pancras Underground StationVictoria · Piccadilly
3 min walk
Euston Underground StationVictoria · Northern
11 min walk
London Euston Rail StationLioness · West Midlands Trains
13 min walk
Angel Underground StationNorthern
13 min walk
29 bus routes · 10 stops within 400m · 64 buses/hr peak

87

Walkability score

579

Footpaths (500m)

30

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge33 min ↓
Victoria ★28 min
Waterloo34 min ↓
Canary Wharf37 min ↓
City30 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

17

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)104
Nearest car park337m
Santander docks (800m)30
Nearest cycle dock0.2 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: 0.2 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below 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

9 min walk

55%

Recommend GP

55%

Overall GP experience

8

GPs within 1km

14

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal National Throat, Nose and Ear Hospital · 379 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

245

Parks (1km)

118

Restaurants (800m)

76

Cafes (800m)

16

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

17

Sports (1km)

10

Convenience

Nearest supermarketWaitrose · 438 m
9 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

16

Late-night venues

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

3

Libraries (1km)

4

Cinemas (2km)

169m

Post office

Nearby shops

Easy Off Licence81 m
A.Ts Food & Wine101 m
Sainsbury's Local164 m
24hr Food & Wine168 m

Nearby cafes

Café Oz61 m
Keystone Coffee90 m
Costa101 m
Liliana Coffee109 m

Nearby restaurants

T.E.D53 m
Flat Iron Kings Cross63 m
Rex Cross64 m
Addis66 m

Nearby pubs

Be At One43 m
Simmons74 m
Keystone Crescent Club London82 m
King Charles I94 m

Nearby gyms

Anytime Fitness273 m
Pancras Square Leisure Centre405 m
Frame488 m
Rebel Studio554 m

Nearby pharmacies

Boots410 m
Baban Pharmacy682 m

Nearby health

LDNDental75 m
Institute of Medical Physics231 m
Pentonville Road Dental236 m
Dr Clear Aligners314 m
Food hygiene (5-star)60% of 360

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

71

Investment score

Strong

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 score58/100
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

65.6

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score43/100
Bakerloo Extension route4,327m
Crossrail 2 route276m

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
Yes
Article 4 area
No
Listed buildings (800m)
121
Live planning apps (800m)
45
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
14
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
9
Local approval rate
88%
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)
86
Largest scheme
144 homes · Kings Cross Central Zone R5 North, Kings Cross Central Zone R5 North, York Way, N1
Pipeline pressure
NONE

Named schemes (500m)

King's Cross Central, Zone J, aka ArtHouse, King's Cross Central, Zone J, aka ArtHouse, York Way, N1143 homes
completed
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
YORK COURT WAY, YORK COURT WAY79 homes
completed
200, Pentonville Road, London, N1 9JY64 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 9EB

Full postcodeN1 9EB
Postcode districtN1
BoroughLondon Borough of Islington
WardCaledonian
Latitude51.532461
Longitude-0.121059
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