Mildmay · Islington · Islington North constituency · 51.55037, -0.07966

N16 8LS— Mildmay, Islington

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 66/100Transport 58/100Yield 4.69%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
66
Schools
90
Transport
58
Environment
69
Investment
75

The bottom line

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

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Location

N16 8LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.8% vs London avg
vs London crime+77.0% vs London avg

Deep-dive guides for N16 8LS

🛡️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 N16 8LS 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 · 3 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 · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

115.0 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1106.3%

-13% vs borough

Crime by type

Other29%
Violence & sexual offences25%
Anti-social behaviour14%
Vehicle crime10%
Burglary8%
Drug offences7%
Theft5%
Robbery2%

Stop & search

0.6

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: Stoke Newington Fire Station · 1.4km

Crime is +77% above London average

Property

Prices, sales volume and market trends

Avg floor area40.6 m²

EPC breakdown

B
1%
C
24%
D
17%

Based on 42 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

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£101,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, with external insulation
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2020 · CAGR

+6.1%

Total change

+173%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.1%

per year

Acceleration

+35.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£120k£120k+0%1
Pre-crash peak2006–2007£150k£175k+16.7%1
GFC & correction2012–2012£185k£185k+0%1
Help-to-Buy recovery2013–2013£215k£215k+0%1
Pandemic surge2020–2020£327k£327k+0%1

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
20.4 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
15 min walk
Hackney Downs Rail StationGreater Anglia · Weaver
16 min walk
Haggerston Rail StationWindrush
17 min walk
No bus stops within 400m

61

Walkability score

251

Footpaths (500m)

0

Santander docks (800m)

0.8 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

25

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)39
Nearest car park69m
Santander docks (800m)0
Nearest cycle dock0.8 km

Nearby car parks

🅿️
Bentley Road Car Park· no
543m

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 waterMEDIUM
Medium
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: 2.6 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.0 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

3 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 · 1.9 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

110

Parks (1km)

70

Restaurants (800m)

29

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketM&S Foodhall · 383 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)

499m

Post office

Nearby shops

King Food & Wine153 m
Tesco Express215 m
Nisa264 m
Mildmay Local340 m

Nearby cafes

Corner Cafe165 m
Brunswick East232 m
House Of Azura294 m
Kaffa Coffee300 m

Nearby restaurants

Micky's Chippy139 m
Jones & Sons235 m
Umut 2000284 m
Gujarati Rasoi286 m

Nearby pubs

The Army and Navy147 m
Railway Tavern183 m
Vortex Jazz Club273 m
Servant Jazz Quarters278 m

Nearby gyms

Yoga Home531 m
GYMPODS Dalston618 m
Anytime Fitness637 m
Rumble707 m

Nearby pharmacies

ABC Pharmacy490 m
Mahesh Pharmacy502 m
Allen Pharmacy774 m

Nearby health

Angel Chiropody & Podiatry368 m
Kindandental 2369 m
Dental Beauty Dalston431 m
Future Smile Dental Practice528 m
Food hygiene (5-star)48% 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

75

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

51.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score35/100
Bakerloo Extension route6,235m
Crossrail 2 route302m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,469 nationally

1,678

Est. population

15,869/km²

69%

Employed

61%

Degree educated

£43,600

Median income

5.5%

Claimant rate

Urban coreVery high densityYoung professionals

35

Community stability

Age profile

16%
35%
23%
16%
Under 1816%
18–3435%
35–4923%
50–6416%
65+10%

Tenure

18%
33%
36%
Own outright11%
Own (mortgage)18%
Private rent33%
Social rent36%
Shared ownership2%
Rent free0%

Ethnicity

48%
22%
White British48%
White Other22%
Asian5%
Black12%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine12%
No car household64%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent36%
Private rent33%

vs. London

Income vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
41
Live planning apps (800m)
71
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
11
Major developments (800m)
1
Planning apps (12 months)
7
Planning apps (3 years)
22
Local approval rate
57%
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)
54
Largest scheme
309 homes · Dalston Junction interchange, site R/O 514 - 600, Dalston Junction interchange, site R/O 514 - 600, Kingsland Road, bounded by Dalston Lane, Roseberry Place, Forest Road, E8
Pipeline pressure
NONE

Named schemes (500m)

51-57, 51-57, Kingsland High Street, E8 2JS98 homes
completed
The Lawns, The Lawns, Matthias Road, N16 8QD72 homes
completed
10-14, 10-14, Crossway, N16 8HX54 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 8LS

Full postcodeN16 8LS
Postcode districtN16
BoroughLondon Borough of Islington
WardMildmay
Latitude51.550370
Longitude-0.079660
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