Hillrise · Islington · Islington North constituency · 51.57338, -0.12177

N19 3AS— Hillrise, Islington

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

The family fortress

 

Schools 88%Safety 78/100Transport 43/100Yield 4.18%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
78
Schools
90
Transport
43
Environment
78
Investment
53

The bottom line

N19 3AS 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: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N19 3AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for N19 3AS

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

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“The family fortress”

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How N19 3AS 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 · 2 min walk

KS2: 104.6

★★

Secondary

Arts and Media School Islington

Good · Inspected Apr 2023 · 10 min walk

P8: +0.32A8: 45.9

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.6 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

-37% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences26%
Other24%
Vehicle crime11%
Drug offences6%
Burglary6%
Theft1%
Robbery1%

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: Holloway Fire Station · 1.4km

Crime is +27% above London average

Property

Prices, sales volume and market trends

Avg floor area57 m²

EPC breakdown

C
21%
D
13%
E
1%

Based on 35 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 yield849 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£142,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsSystem built, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2021 · CAGR

+5.7%

Total change

+143%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.0%

per year

Acceleration

-4.46

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£140k£140k+0%1
Help-to-Buy recovery2013–2016£195k£307k+57.4%1.3
Brexit uncertainty2019–2019£330k£330k+0%2
Pandemic surge2021–2021£340k£340k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
1.3%
District
2.3%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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
15.3 min walk
Crouch Hill

Nearby stations

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

49

Walkability score

116

Footpaths (500m)

0

Santander docks (800m)

2.2 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

12

Car parks (800m)

4

EV chargers (800m)

Nearest car park106m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
676m
🅿️
Coolhurst LT&SR Club Carpark
747m

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: 13.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 97% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.7 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 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

7

Dentists within 1km

4

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

246

Parks (1km)

27

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

14

Gyms (1km)

14

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Shaftesbury Tavern (419 m)

Nearest supermarketFridge Of Plenty · 507 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

802m

Post office

Nearby shops

Crouch Hill Supermarket85 m
Novelty News325 m
Londis397 m
Wine Booze Grocery Off Licence497 m

Nearby cafes

Merro380 m
Humdingers447 m
Blu's456 m
Emy's Kitchen469 m

Nearby restaurants

Dinner Box331 m
Little Good Earth336 m
Subway401 m
PLANB419 m

Nearby pubs

The Shaftesbury Tavern419 m
The Robin Ale & Cider House426 m
Delicate Gastrobar442 m
Floral Hall501 m

Nearby gyms

Islington Boxing Club456 m
3Tribes468 m
LeveOut494 m
=Results516 m

Nearby pharmacies

Beena Pharmacy547 m
Boots619 m
Nuchem Pharmacy645 m
Petter Pharmacy763 m

Nearby health

Crouch End Orthodontics486 m
Treehouse Dental603 m
The 157 Medical Practice652 m
Hornsey Dental Centre691 m
Food hygiene (5-star)67% of 115

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
251

High street

E

High street health

Registered businesses

BETTER GAS LTD
OCEAN SHINE LTD

Investment

Investment grade, yield and market outlook

53

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

31.4

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,759m
Crossrail 2 route3,366m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,112 nationally

1,319

Est. population

15,505/km²

57%

Employed

47%

Degree educated

£39,800

Median income

7.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

41

Community stability

Age profile

22%
26%
22%
19%
Under 1822%
18–3426%
35–4922%
50–6419%
65+12%

Tenure

14%
16%
61%
Own outright9%
Own (mortgage)14%
Private rent16%
Social rent61%

Ethnicity

36%
22%
17%
White British36%
White Other22%
Asian7%
Black17%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household62%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent61%
Private rent16%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
12
Live planning apps (800m)
30
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
5
Local approval rate
63%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
4
Under construction
0
Completed (3yr)
12
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
Ivy Hall Community Centre, 300, Holly Park, London, N4 4BN23 homes
completed
Hillrise Mansions, Warltersville Road, London17 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 3AS

Full postcodeN19 3AS
Postcode districtN19
BoroughLondon Borough of Islington
WardHillrise
Latitude51.573380
Longitude-0.121767
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
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