Hillrise · Islington · Islington North constituency · 51.57158, -0.13096

N19 3BE— Hillrise, Islington

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 80/100Transport 35/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong schools, limited transport — ideal for car-owning families

Liveability
69
Safety
80
Schools
90
Transport
35
Environment
80
Investment
38

The bottom line

N19 3BE 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: 6 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

N19 3BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+6.0% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for N19 3BE

🛡️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 3BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Whitehall Park School

Not yet inspected · 2 min walk

KS2: 103.5

★★

Secondary

City of London Academy, Highgate Hill

Good · Inspected May 2024 · 5 min walk

P8: +0.13A8: 44.8

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.9 incidents per 1,000 residents

Better than 50% of London
→ Stable

-51% vs borough

Crime by type

Anti-social behaviour29%
Other27%
Violence & sexual offences21%
Vehicle crime11%
Drug offences6%
Burglary4%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.7km

Crime is 0% below 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£7,546/m²
Price per ft²£701/ft²
Avg floor area119.8 m²

EPC breakdown

C
8%
D
10%
E
6%
F
1%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 10%Terraced 55%Detached 3%Flat 32%

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£299,500
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £1,691
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.6%

Total change

+418%

Market Activity

Price Velocity & Acceleration

Current Velocity

-50.5%

per year

Acceleration

-88.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 30 sales

Property Type Mix

Total: 30 sales

Detached3.3%
Semi-detached10%
Terraced56.7%
Flat/maisonette30%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£168k£260k+55.2%1.8
Post-dot-com plateau2001–2003£180k£728k+304.2%1.7
Pre-crash peak2005–2006£555k£543k-2.1%2
GFC & correction2008–2012£630k£717k+13.8%1.3
Brexit uncertainty2017–2019£1.20m£1.17m-2.2%1
Pandemic surge2021–2021£983k£983k+0%4
Rate-rise correction2022–2023£1.27m£1.75m+38.1%1.5
Current market2025–2025£867k£867k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Weakest performer

Flat/maisonette

-1.4% alpha

Terraced-0.2% α
Local
4.6%
District
4.8%
Flat/maisonette-1.4% α
Local
3.9%
District
5.3%

CAGR over 10yr 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 Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Archway Underground StationNorthern line
8.8 min walk
Upper Holloway

Nearby stations

Archway Underground StationNorthern
9 min walk
Upper Holloway Rail StationSuffragette
11 min walk
Upper HollowayNational Rail
11 min walk
Crouch Hill Rail StationSuffragette
12 min walk
Highgate Underground StationNorthern
15 min walk
No bus stops within 400m

40

Walkability score

132

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria ★42 min
Waterloo45 min ↑
Canary Wharf53 min ↑
City46 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

4

Car parks (800m)

10

EV chargers (800m)

Nearest car park584m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
584m
🅿️
Hamlyn Hill
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 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: 4.6 km away✗ Not Green Belt✗ Not AONB32% green spaceTree canopy: 70%
More green space than 87% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.6 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

ST JOHNS WAY MEDICAL CENTRE

96 ST. JOHN'S WAY, N19 3RN

5 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 799 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

22

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

5

Gyms (1km)

22

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Charlotte Despard (531 m)

Nearest supermarketBottega Italia · 781 m
14 tennis courts2 swimming pools1 sports halls

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)

2

Cinemas (2km)

897m

Post office

Nearby shops

Tarn Bakery96 m
Express Supermarket98 m
Whitehall Wines183 m
Becky's Convenience Store191 m

Nearby cafes

Luciano's Coffee182 m
Merro467 m
Blu's514 m
Aladdin's517 m

Nearby restaurants

Ember & Cork99 m
Oak Chinese & Pizza104 m
Subway328 m
fishermen397 m

Nearby pubs

Charlotte Despard531 m
The Shaftesbury Tavern546 m
Archway Tavern679 m
The Village Square711 m

Nearby gyms

Islington Boxing Club447 m
Coolhurst Tennis & Squash Club535 m
Thirty Eleven608 m
Sol Studio635 m

Nearby pharmacies

Beena Pharmacy838 m
Boots933 m
Petter Pharmacy1.1 km
Amy Pharmacy1.1 km

Nearby health

Highgate Chiropractic637 m
Crouch End Orthodontics725 m
The Sanctuary790 m
The Whittington Hospital798 m
Food hygiene (5-star)52% of 56

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

15 ACOL ROAD MANAGEMENT LIMITED
ALISTAIR GREEN CONSULTING LTD
DYOS MARKETING LTD

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

44.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,695m
Crossrail 2 route3,991m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,416 nationally

1,449

Est. population

21,117/km²

60%

Employed

54%

Degree educated

£44,500

Median income

7.0%

Claimant rate

SuburbanVery high densityMixed

43

Community stability

Age profile

25%
24%
21%
19%
Under 1825%
18–3424%
35–4921%
50–6419%
65+11%

Tenure

16%
22%
18%
42%
Own outright16%
Own (mortgage)22%
Private rent18%
Social rent42%
Shared ownership2%

Ethnicity

45%
18%
14%
White British45%
White Other18%
Asian8%
Black14%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine13%
No car household50%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Social rent42%
Private rent18%

vs. London

Income vs London+6.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
92
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
4
Local approval rate
54%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
6

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
7
Largest scheme
136 homes · Roden Court, 113-115, Roden Court, 113-115, Hornsey Lane, N6 5NL
Pipeline pressure
LOW

Named schemes (500m)

Roden Court, 113-115, Roden Court, 113-115, Hornsey Lane, N6 5NL136 homes
completed
Whitehall Park School, 106, Hornsey Lane, London, N6 5EP46 homes
completed
109-111, 109-111, HORNSEY LANE, N644 homes
completed
Sunnyside Service Station, 87, Sunnyside Road, London, N19 3SL41 homes
completed
Lygoe House, 170, Hornsey Lane, London27 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 3BE

Full postcodeN19 3BE
Postcode districtN19
BoroughLondon Borough of Islington
WardHillrise
Latitude51.571575
Longitude-0.130962
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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