Hillrise · Islington · Islington North constituency · 51.57242, -0.13176

N19 3BT— Hillrise, Islington

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

The family fortress

 

Schools 100%Safety 80/100Transport 34/100Yield 4.18%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
62
Safety
80
Schools
90
Transport
34
Environment
80
Investment
48

The bottom line

N19 3BT 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 3BT

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 3BT

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How N19 3BT 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 · 1 min walk

KS2: 103.5

★★

Secondary

City of London Academy, Highgate Hill

Good · Inspected May 2024 · 7 min walk

P8: +0.13A8: 44.8

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 · 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.6km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area67.4 m²

EPC breakdown

C
8%
D
3%
E
3%

Based on 14 properties · Confidence: medium

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£168,500
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)
GlazingPartial double glazing
Council tax band Band DAnnual charge £1,691
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2021 · CAGR

+6.8%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

+108.3%

per year

Acceleration

+112.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£125k£125k+0%1
Post-dot-com plateau2003–2004£155k£166k+6.9%1
Pre-crash peak2005–2007£197k£241k+22.2%2
GFC & correction2008–2012£188k£240k+27.7%1
Pandemic surge2021–2021£500k£500k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Flat/maisonette+0.5% α
Local
10.5%
District
10%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Archway Underground StationNorthern line
9.6 min walk
Upper Holloway

Nearby stations

Archway Underground StationNorthern
10 min walk
Upper Holloway Rail StationSuffragette
12 min walk
Upper HollowayNational Rail
12 min walk
Crouch Hill Rail StationSuffragette
13 min walk
Highgate Underground StationNorthern
14 min walk
No bus stops within 400m

32

Walkability score

106

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

2

Car parks (800m)

12

EV chargers (800m)

Nearest car park492m
Santander docks (800m)0
Nearest cycle dock2.0 km

Nearby car parks

🅿️
Coolhurst LT&SR Club Carpark
492m

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 waterLOW
Low
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: 4.7 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 2.5 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

6 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

4

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 834 m
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

85

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

4

Gyms (1km)

22

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Charlotte Despard (563 m)

Nearest supermarketBottega Italia · 869 m
14 tennis courts3 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)

1.0km

Post office

Nearby shops

Tarn Bakery151 m
Express Supermarket156 m
Becky's Convenience Store218 m
Whitehall Wines233 m

Nearby cafes

Luciano's Coffee225 m
Merro440 m
Blu's607 m
Aladdin's614 m

Nearby restaurants

Ember & Cork160 m
Oak Chinese & Pizza170 m
Subway322 m
fishermen506 m

Nearby pubs

Charlotte Despard563 m
The Shaftesbury Tavern636 m
The Village Square638 m
The Winchester649 m

Nearby gyms

Coolhurst Tennis & Squash Club442 m
Islington Boxing Club542 m
3Tribes696 m
Thirty Eleven709 m

Nearby pharmacies

Beena Pharmacy793 m
Boots886 m
Petter Pharmacy1.0 km
Amy Pharmacy1.1 km

Nearby health

Highgate Chiropractic572 m
Crouch End Orthodontics681 m
The Sanctuary707 m
The Whittington Hospital829 m
Food hygiene (5-star)63% of 30

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

RIBKNOBB LIMITED

Investment

Investment grade, yield and market outlook

48

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 score15/100
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

26.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,800m
Crossrail 2 route4,052m

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)
4
Live planning apps (800m)
91
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
4
Local approval rate
58%
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)
9
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 3BT

Full postcodeN19 3BT
Postcode districtN19
BoroughLondon Borough of Islington
WardHillrise
Latitude51.572424
Longitude-0.131764
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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