Mildmay · Islington · Islington North constituency · 51.55108, -0.07927

N16 8LL— Mildmay, Islington

Location and area intelligence for N16 8LL, Mildmay, Islington

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 57/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
76
Schools
90
Transport
57
Environment
69
Investment
59

The bottom line

N16 8LL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

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Location

N16 8LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.8% vs London avg
vs London crime+44.0% vs London avg

Deep-dive guides for N16 8LL

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

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“The practical family move”

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How N16 8LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Matthias Church of England Primary School

Not yet inspected · 2 min walk

KS2: 102.2

★★

Secondary

The Excelsior Academy

Good · Inspected Feb 2024 · 7 min walk

P8: +0.48A8: 49.8

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

93.6 incidents per 1,000 residents

Higher crime than 70% of London
→ Stable

-29% vs borough

Crime by type

Other28%
Anti-social behaviour21%
Violence & sexual offences21%
Drug offences8%
Theft6%
Burglary6%
Vehicle crime5%
Robbery4%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.3km

Crime is +44% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N16 district median

£518,250

Based on 326 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£7,911/m²
Price per ft²£735/ft²
Avg floor area55.5 m²

EPC breakdown

C
32%
D
10%
E
1%

Based on 43 properties · Confidence: high

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£138,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2025 · CAGR

+5.7%

Total change

+202%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.1%

per year

Acceleration

+35.60

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£145k£167k+15.2%1
Help-to-Buy recovery2013–2014£233k£268k+14.8%1.5
Brexit uncertainty2019–2019£409k£409k+0%1
Pandemic surge2020–2021£294k£310k+5.5%1
Current market2025–2025£438k£438k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.8% alpha

Flat/maisonette+2.8% α
Local
4.6%
District
1.8%

CAGR over 11yr 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 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Highbury & Islington Underground StationVictoria line
21 min walk
Dalston Kingsland

Nearby stations

Dalston Kingsland Rail StationMildmay
5 min walk
Dalston KingslandNational Rail
5 min walk
Rectory Road Rail StationWeaver · Greater Anglia
14 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
16 min walk
Haggerston Rail StationWindrush
18 min walk
No bus stops within 400m

61

Walkability score

259

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge42 min ↑
Victoria45 min ↑
Waterloo50 min ↑
Canary Wharf ★35 min
City41 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

24

Car parks (800m)

13

EV chargers (800m)

Total spaces (800m)39
Nearest car park77m
Santander docks (800m)0
Nearest cycle dock0.9 km

Nearby car parks

🅿️
Bentley Road Car Park· no
616m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G98%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 2.9 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield850.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE SURGERY (BARRETTS GROVE)

6 BARRETTS GROVE, STOKE NEWINGTON, N16 8AR

2 min walk

85%

Recommend GP

85%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

106

Parks (1km)

68

Restaurants (800m)

33

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketM&S Foodhall · 425 m

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

536m

Post office

Nearby shops

Tesco Express165 m
King Food & Wine224 m
Co-op Food288 m
Gurden308 m

Nearby cafes

Corner Cafe85 m
Coffee Corner256 m
Brunswick East267 m
House Of Azura270 m

Nearby restaurants

Micky's Chippy56 m
Umut 2000262 m
Istanbul Restaurant267 m
Jones & Sons270 m

Nearby pubs

The Army and Navy77 m
Railway Tavern261 m
High Water282 m
tipsy306 m

Nearby gyms

Yoga Home455 m
Yoga On The Lane654 m
GYMPODS Dalston671 m
Anytime Fitness699 m

Nearby pharmacies

ABC Pharmacy414 m
Mahesh Pharmacy539 m
Allen Pharmacy710 m
Safedale Pharmacy1.1 km

Nearby health

Kindandental 2398 m
Angel Chiropody & Podiatry400 m
Dental Beauty Dalston480 m
Future Smile Dental Practice571 m
Food hygiene (5-star)50% of 317

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
251

High street

E

High street health

Registered businesses

BXSX LTD
CLEAR ROUTE COMPLIANCE LTD
JODEVIC SUPPORT SERVICES LTD

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months2

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

17/100

Velocity score

Future outlook

52.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,319m
Crossrail 2 route279m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,489 nationally

1,432

Est. population

19,246/km²

55%

Employed

41%

Degree educated

£43,600

Median income

10.8%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

37

Community stability

Age profile

28%
27%
21%
17%
Under 1828%
18–3427%
35–4921%
50–6417%
65+7%

Tenure

18%
66%
Own outright6%
Own (mortgage)9%
Private rent18%
Social rent66%
Shared ownership1%
Rent free1%

Ethnicity

27%
18%
28%
White British27%
White Other18%
Asian7%
Black28%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine20%
No car household63%
Unemployed8%
No qualifications21%

Housing tenure (Census 2021)

Social rent66%
Private rent18%

vs. London

Income vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
43
Live planning apps (800m)
70
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
12
Major developments (800m)
1
Planning apps (12 months)
5
Planning apps (3 years)
20
Local approval rate
40%
Borough approval rate
68%
Opportunity area
No
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)
52
Largest scheme
106 homes · 10-34, Dalston Western Curve, 10-34 & 25-33A, KINGSLAND HIGH STREET, Boleyn Road, HACKNEY, E8
Pipeline pressure
NONE

Named schemes (500m)

The Lawns, The Lawns, Matthias Road, N16 8QD72 homes
completed
10-14, 10-14, Crossway, N16 8HX54 homes
completed
37-47, 37-47, Stoke Newington Road, Dalston, N16 8BJ38 homes
completed
2, 2, Salcombe Road, Hackney, N16 8AX30 homes
completed
110, 110, MATTHIAS ROAD, N1628 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.6%
Ward turnout
43%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
7,247
Constituency
Islington North

Councillors

Sophia BrownGreen
Jackson CainesGreen
Carlos ValeroGreen

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Key facts for N16 8LL

Full postcodeN16 8LL
Postcode districtN16
BoroughLondon Borough of Islington
WardMildmay
Latitude51.551083
Longitude-0.079270
Parliamentary constituencyIslington North
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