Caledonian · Islington · Islington South and Finsbury constituency · 51.53508, -0.12009

N1 9RF— Caledonian, Islington

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

High-connectivity investment target

 

Schools 100%Safety 32/100Transport 55/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
64
Safety
32
Schools
100
Transport
55
Environment
68
Investment
55

The bottom line

N1 9RF 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 9RF

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 9RF

🛡️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 9RF 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 · 4 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 2 min walk

8 primaries · 2 secondaries · 1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Euston Fire Station · 1.1km

Crime is +407% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£10,705/m²
Price per ft²£995/ft²
Avg floor area77 m²

EPC breakdown

B
4%
C
20%
D
12%
E
4%

Based on 40 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£192,500
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.4%

Total change

+313%

Market Activity

Price Velocity & Acceleration

Current Velocity

-63.9%

per year

Acceleration

-238.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 108 sales

Property Type Mix

Total: 108 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£192k£275k+42.9%21.3
Post-dot-com plateau2001–2004£279k£413k+48.2%5
Pre-crash peak2005–2007£416k£565k+35.8%2
GFC & correction2008–2011£400k£570k+42.5%1.7
Help-to-Buy recovery2013–2016£653k£830k+27.2%2
Brexit uncertainty2018–2019£935k£755k-19.3%1.5
Pandemic surge2020–2021£770k£690k-10.4%1
Rate-rise correction2022–2023£815k£800k-1.8%1
Current market2024–2025£2.20m£795k-63.9%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.4%
District
5.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing1
Trend Position100

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
5.9 min walk
Kings Cross Thameslink

Nearby stations

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

74

Walkability score

395

Footpaths (500m)

26

Santander docks (800m)

0.1 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

15

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)104
Nearest car park300m
Santander docks (800m)26
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: 0.5 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.0 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

HARMONI LTD OOH

ST PANCRAS HOSPITAL, 4 ST PANCRAS WAY, NW1 0PE

10 min walk

8

GPs within 1km

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalRoyal National Throat, Nose and Ear Hospital · 652 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

234

Parks (1km)

111

Restaurants (800m)

60

Cafes (800m)

10

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

11

Sports (1km)

3

Convenience

Nearest supermarketWaitrose · 262 m
4 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

10

Late-night venues

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

2

Libraries (1km)

5

Cinemas (2km)

451m

Post office

Nearby shops

Express Food Store215 m
Nisa Local278 m
Easy Off Licence300 m
Tesco Express381 m

Nearby cafes

Green & Fortune Cafe122 m
Sunrise Cafe200 m
Quad Cafe201 m
Cafe Express207 m

Nearby restaurants

Rotunda87 m
Kaki198 m
Ekachai200 m
Land of Fire203 m

Nearby pubs

Rotunda89 m
Central Station192 m
The Star of Kings195 m
Beer + Burger195 m

Nearby gyms

Frame253 m
Kings Cross Fitness369 m
Cally Pool and Gym420 m
Anytime Fitness454 m

Nearby pharmacies

Boots550 m

Nearby health

Dentalmark289 m
LDNDental357 m
Pentonville Road Dental475 m
Institute of Medical Physics487 m
Food hygiene (5-star)59% of 347

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

55

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 score51/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

70.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score34/100
Bakerloo Extension route4,582m
Crossrail 2 route543m

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)
75
Live planning apps (800m)
62
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
16
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
9
Local approval rate
77%
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)
540
Largest scheme
176 homes · Plot S4 King's Cross Central, York Way
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
166, Copenhagen Street, 166-178 Naish Court, London, N1 0ST124 homes
completed
Albert Dock, 17A, New Wharf Road, London94 homes
completed
NAISH COURT, BEMERTON ESTATE (PHASE 1), NAISH COURT, BEMERTON ESTATE (PHASE 1), BEMERTON STREET, N186 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 9RF

Full postcodeN1 9RF
Postcode districtN1
BoroughLondon Borough of Islington
WardCaledonian
Latitude51.535081
Longitude-0.120086
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