Barnsbury · Islington · Islington South and Finsbury constituency · 51.53354, -0.10998

N1 9EZ— Barnsbury, Islington

Location and area intelligence for N1 9EZ, Barnsbury, Islington

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 54/100Transport 60/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
54
Schools
60
Transport
60
Environment
67
Investment
59

The bottom line

N1 9EZ offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

N1 9EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.4% vs London avg
vs London crime+192.0% vs London avg

Deep-dive guides for N1 9EZ

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

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“High-connectivity investment target”

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How N1 9EZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Vittoria Primary School

Not yet inspected · 4 min walk

KS2: 104.8

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 2 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 28 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

189.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 344.4%

+44% 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

Other42%
Violence & sexual offences20%
Drug offences10%
Anti-social behaviour9%
Theft9%
Robbery4%
Burglary4%
Vehicle crime2%

Stop & search

6.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

7

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 921m

Crime is +192% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£24,549/m²
Price per ft²£2,281/ft²
Avg floor area46.1 m²

EPC breakdown

C
40%
D
36%
E
11%
F
1%

Based on 88 properties · Confidence: high

Street mix

Semi 2%Terraced 35%Flat 49%Other 14%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£115,250
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,503
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+10.3%

Total change

+1793%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-215.27

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached2.4%
Terraced39%
Flat/maisonette58.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£85k£125k+47.9%2.5
Post-dot-com plateau2001–2004£145k£283k+95%1.8
Pre-crash peak2005–2007£205k£263k+28%1.7
GFC & correction2008–2012£268k£285k+6.2%2
Help-to-Buy recovery2013–2015£329k£655k+99.2%1.3
Brexit uncertainty2019–2019£663k£663k+0%2
Pandemic surge2021–2021£510k£510k+0%1
Current market2024–2026£508k£1.60m+215.3%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Terraced

-2.4% alpha

Flat/maisonette+1.2% α
Local
9.2%
District
8%
Terraced-2.4% α
Local
3.5%
District
5.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing4
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Angel Underground StationNorthern line
3.6 min walk
Kings Cross Thameslink

Nearby stations

Angel Underground StationNorthern
4 min walk
Kings Cross ThameslinkNational Rail
10 min walk
King's Cross St. Pancras Underground StationVictoria · Piccadilly
12 min walk
Caledonian Road & Barnsbury Rail StationMildmay
14 min walk
Highbury & Islington Rail StationGreat Northern · Windrush
18 min walk
No bus stops within 400m

70

Walkability score

120

Footpaths (500m)

27

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge27 min ↓
Victoria31 min ↓
Waterloo33 min ↓
Canary Wharf31 min ↓
City ★24 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

18

Car parks (800m)

3

EV chargers (800m)

Nearest car park90m
Santander docks (800m)27
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 AONB14% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.6 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): 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 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

19 min walk

55%

Recommend GP

55%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal National Throat, Nose and Ear Hospital · 803 m
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

90

Restaurants (800m)

49

Cafes (800m)

10

Pubs (400m)

1

Pharmacies (800m)

9

Gyms (1km)

15

Sports (1km)

6

Convenience

Nearest supermarketOseyo · 206 m
4 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

11

Late-night venues

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

0

Libraries (1km)

5

Cinemas (2km)

103m

Post office

Nearby shops

Market News91 m
Kings Angel Off Licence172 m
Arcrose Newsagent224 m
All Good250 m

Nearby cafes

Cafe Sizzles37 m
Jaz and Jul's Chocolate House65 m
Millennium68 m
Daisy Cafe75 m

Nearby restaurants

Spices Balti House14 m
Angel Kebab19 m
Dolcetto31 m
Perfect Fried Chicken33 m

Nearby pubs

Ogam Tapas Bar14 m
The Alma40 m
CC Lounge47 m
Gamnamuzip52 m

Nearby gyms

Shaolin Way30 m
Pilates HQ272 m
PureGym420 m
Virgin Active445 m

Nearby pharmacies

Boots257 m
Essex Chemist & Opticians756 m
Clan Pharmacy891 m

Nearby health

Ritchie Street Group Practice199 m
London City Smiles269 m
Dentalmark544 m
National Street Healthcare597 m
Food hygiene (5-star)63% of 249

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

59

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 score43/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

65.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score43/100
Bakerloo Extension route4,253m
Crossrail 2 route212m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,885 nationally

1,476

Est. population

11,390/km²

68%

Employed

58%

Degree educated

£42,600

Median income

10.8%

Claimant rate

Inner cityHigh densityYoung professionals

26

Community stability

Age profile

41%
24%
Under 1811%
18–3441%
35–4924%
50–6413%
65+12%

Tenure

47%
34%
Own outright9%
Own (mortgage)9%
Private rent47%
Social rent34%
Shared ownership2%

Ethnicity

39%
25%
15%
White British39%
White Other25%
Asian15%
Black7%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine13%
No car household77%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent47%
Social rent34%

vs. London

Income vs London+1.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
264
Live planning apps (800m)
171
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
68
Planning apps (3 years)
30
Local approval rate
63%
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
177 homes · FORMER ROYAL FREE HOSPITAL, FORMER ROYAL FREE HOSPITAL
Pipeline pressure
NONE

Named schemes (500m)

130 - 134, Pentonville Road, 3-5 & 5A,Cynthia Street & 2, Rodney Street, London, N1 9JE119 homes
completed
ANGEL PRIMARY SCHOOL SITE, ANGEL PRIMARY SCHOOL SITE, BATCHELOR STREET73 homes
completed
91 - 99, Pentonville Road, London35 homes
completed
122 - 128, Pentonville Road, London, N1 9TT30 homes
completed
15 - 18, White Lion Street, London, N1 9PD29 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.6%
Ward turnout
47%
Election year
2026
MP
Emily Thornberry (Labour)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Rowena Elizabeth ChampionLabour
Jilani ChowdhuryLabour
Kane EmersonLabour

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Key facts for N1 9EZ

Full postcodeN1 9EZ
Postcode districtN1
BoroughLondon Borough of Islington
WardBarnsbury
Latitude51.533542
Longitude-0.109984
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