Hillrise · Islington · Islington North constituency · 51.57168, -0.12093

N19 3AF— Hillrise, Islington

Location and area intelligence for N19 3AF, Hillrise, Islington

High-connectivity investment target

 

Schools 89%Safety 72/100Transport 44/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
72
Schools
90
Transport
44
Environment
79
Investment
43

The bottom line

N19 3AF offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 13 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N19 3AF

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-5.2% vs London avg
vs London crime+76.0% vs London avg

Deep-dive guides for N19 3AF

🛡️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 N19 3AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ashmount Primary School

Good · Inspected May 2023 · 4 min walk

KS2: 104.6

★★

Secondary

Arts and Media School Islington

Good · Inspected Apr 2023 · 8 min walk

P8: +0.32A8: 45.9

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

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 4 min walk

8 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

114.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-13% vs borough

Crime by type

Other28%
Anti-social behaviour27%
Violence & sexual offences23%
Vehicle crime13%
Burglary5%
Drug offences2%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.2km

Crime is +76% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N19 district median

£580,875

Based on 96 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,570/m²
Price per ft²£703/ft²
Avg floor area85.7 m²

EPC breakdown

C
17%
D
21%
E
5%
F
1%

Based on 44 properties · Confidence: high

Street mix

Semi 7%Terraced 11%Detached 1%Flat 79%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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£214,250
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.6%

Total change

+536%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.6%

per year

Acceleration

+15.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £500k–£600k · 71 sales

Property Type Mix

Total: 71 sales

Detached1.4%
Semi-detached7%
Terraced11.3%
Flat/maisonette80.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£102k£252k+145.8%3.4
Post-dot-com plateau2001–2004£250k£316k+26.8%4.8
Pre-crash peak2005–2007£314k£522k+66.6%3.5
GFC & correction2008–2012£437k£405k-7.4%2.2
Help-to-Buy recovery2013–2016£481k£1.10m+128.8%1
Brexit uncertainty2017–2017£590k£590k+0%3
Pandemic surge2020–2021£683k£523k-23.4%2
Rate-rise correction2022–2023£955k£720k-24.6%2.5
Current market2024–2024£651k£651k+0%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+2.6% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Semi-detached+2.6% α
Local
18.6%
District
16%
Flat/maisonette-0.2% α
Local
7.2%
District
7.4%

CAGR over 7yr 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 Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Archway Underground StationNorthern line
14.3 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
3 min walk
Crouch HillNational Rail
3 min walk
Upper Holloway Rail StationSuffragette
13 min walk
Archway Underground StationNorthern
15 min walk
Finsbury Park Underground StationPiccadilly · Victoria
16 min walk
No bus stops within 400m

44

Walkability score

119

Footpaths (500m)

0

Santander docks (800m)

2.1 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★45 min
Waterloo45 min ↑
Canary Wharf56 min ↑
City49 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

13

Car parks (800m)

4

EV chargers (800m)

Nearest car park182m
Santander docks (800m)0
Nearest cycle dock2.1 km

Connectivity

Broadband and mobile coverage

98%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed454 Mbps
Median download431 Mbps
Superfast coverage98%
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: 13.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 97% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.5 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.3 km

Energy

Solar: 849 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield849.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE RISE GROUP PRACTICE

HORNSEY RISE HEALTH CENTRE, HORNSEY RISE, N19 3YU

4 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

340

Parks (1km)

20

Restaurants (800m)

16

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

12

Gyms (1km)

12

Sports (1km)

2

Convenience

Nearest supermarketFridge Of Plenty · 704 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

637m

Post office

Nearby shops

Novelty News189 m
Crouch Hill Supermarket212 m
Fairbridge Food & Wine443 m
Fairbridge Mini Market444 m

Nearby cafes

Humdingers305 m
Emy's Kitchen323 m
Blu's328 m
Aladdin's351 m

Nearby restaurants

Dinner Box194 m
Little Good Earth198 m
PLANB286 m
Max's Sandwhich Shop329 m

Nearby pubs

The Shaftesbury Tavern281 m
The Robin Ale & Cider House282 m
Delicate Gastrobar308 m
The Old Dairy389 m

Nearby gyms

Islington Boxing Club355 m
LeveOut359 m
Thirty Eleven401 m
Sol Studio408 m

Nearby pharmacies

Nuchem Pharmacy503 m
Beena Pharmacy744 m
Boots816 m
Petter Pharmacy960 m

Nearby health

Hornsey Dental Centre504 m
The 157 Medical Practice511 m
Crouch End Orthodontics679 m
Nice Smile Dental Practice711 m
Food hygiene (5-star)60% of 89

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

38 ASHLEY ROAD MANAGEMENT COMPANY LIMITED
ASHLEY MANSION LIMITED
CORNELIA STREET PRODUCTIONS LIMITED
RTMB LTD
STRAIN VAULTS LIMITED

Investment

Investment grade, yield and market outlook

43

Investment score

Moderate

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
4.2% (average)London avg: 3.8%Above average yield
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months0

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

4/100

Velocity score

Future outlook

52.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,563m
Crossrail 2 route3,297m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,754 nationally

1,314

Est. population

12,710/km²

67%

Employed

62%

Degree educated

£39,800

Median income

6.1%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

19%
26%
26%
20%
Under 1819%
18–3426%
35–4926%
50–6420%
65+10%

Tenure

16%
26%
24%
33%
Own outright16%
Own (mortgage)26%
Private rent24%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

52%
18%
14%
White British52%
White Other18%
Asian5%
Black14%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household53%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Social rent33%
Private rent24%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
8
Local approval rate
80%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
13

Housing pipeline (800m)

Homes approved
4
Under construction
0
Completed (3yr)
19
Largest scheme
146 homes · HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ
Pipeline pressure
LOW

Named schemes (500m)

68-111, 68-111, WARLTERSVILLE ROAD34 homes
completed
Ujima Court, 22 - 28, Hornsey Rise, Ashley Road, London28 homes
completed
28-44, 28-4427 homes
completed
174 - 178, Courtauld Road, London26 homes
completed
48-50, 48-5025 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.8%
Ward turnout
45%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
7,247
Constituency
Islington North

Councillors

Shreya NandaLabour
Michelline Safi-NgongoLabour
Marian SpallLabour

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Key facts for N19 3AF

Full postcodeN19 3AF
Postcode districtN19
BoroughLondon Borough of Islington
WardHillrise
Latitude51.571685
Longitude-0.120928
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