Tollington · Islington · Islington North constituency · 51.56774, -0.11186

N4 3AD— Tollington, Islington

Location and area intelligence for N4 3AD, Tollington, Islington

High-connectivity investment target

 

Bottom 25% LondonSchools 83%Safety 72/100Transport 50/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
72
Schools
67
Transport
50
Environment
95
Investment
56

The bottom line

N4 3AD offers exceptional schools (83% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N4 3AD

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+11.4% vs London avg
vs London crime+75.0% vs London avg

Deep-dive guides for N4 3AD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N4 3AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

67

Education score

Good for families
★ Top school within 1km
!

Primary

Pooles Park Primary School

Inadequate · Inspected Nov 2022 · 4 min walk

★★

Secondary

Arts and Media School Islington

Good · Inspected Apr 2023 · 4 min walk

P8: +0.32A8: 45.9

83% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

North Islington Nursery School

Not inspected · 2 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

113.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-14% vs borough

Crime by type

Other29%
Anti-social behaviour22%
Violence & sexual offences16%
Vehicle crime10%
Burglary9%
Drug offences8%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 740m

Crime is +75% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N4 district median

£578,000

Based on 665 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,528/m²
Price per ft²£514/ft²
Avg floor area69.7 m²

EPC breakdown

C
26%
D
12%
E
3%

Based on 41 properties · Confidence: high

Street mix

Terraced 12%Flat 82%Other 6%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£174,250
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)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,503
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2026 · CAGR

+6.7%

Total change

+557%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.5%

per year

Acceleration

+119.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Terraced12.5%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£69k£88k+27.7%1
Post-dot-com plateau2003–2004£170k£180k+5.9%1.5
Pre-crash peak2005–2006£219k£525k+140%2
Help-to-Buy recovery2013–2013£283k£283k+0%2
Pandemic surge2021–2021£520k£520k+0%2
Rate-rise correction2023–2023£777k£777k+0%1
Current market2025–2026£288k£450k+56.5%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
6.4%
District
5.9%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Finsbury Park Underground StationPiccadilly line
6.4 min walk
Crouch Hill→ Kings Cross· 11 tph
7 min

Nearby stations

Finsbury Park Underground StationPiccadilly · Victoria
7 min walk
Crouch HillNational Rail
7 min walk
Crouch Hill Rail StationSuffragette
7 min walk
Arsenal Underground StationPiccadilly
13 min walk
Manor House Underground StationPiccadilly
14 min walk
No bus stops within 400m

61

Walkability score

114

Footpaths (500m)

0

Santander docks (800m)

2.0 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★36 min
Waterloo42 min ↑
Canary Wharf48 min ↑
City42 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

11

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)12
Nearest car park83m
Santander docks (800m)0
Nearest cycle dock2.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 4.0 km away✗ Not Green Belt✗ Not AONB94% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 km

Energy

Solar: 850 kWh/kWp/yr

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 yield849.5 kWh/kWp/yr

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

13 min walk

71%

Recommend GP

71%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

944

Parks (1km)

64

Restaurants (800m)

31

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

15

Sports (1km)

3

Convenience

Nearest supermarketLidl · 346 m
8 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

123m

Post office

Nearby shops

Rose Wines134 m
Brothers Supermarket143 m
Budget Supermarket Off License311 m
Local Express Food & Wine318 m

Nearby cafes

Front Room Cafe37 m
Sandscape116 m
Olive Bakery118 m
N4 Coffee Fruit155 m

Nearby restaurants

Sushi Handroll10 m
Tollingtons Fish Bar94 m
La Saporita98 m
Cats116 m

Nearby pubs

Park Tavern59 m
89 Social114 m
The W. B. Yeats154 m
La Fabrica181 m

Nearby gyms

The Manor LDN386 m
LeveOut445 m
PureGym618 m
N4 workout703 m

Nearby pharmacies

Nuchem Pharmacy303 m

Nearby health

Nice Smile Dental Practice134 m
The 157 Medical Practice296 m
Smile & Shine Dental Practice639 m
Torrance Dental Care647 m
Food hygiene (5-star)56% of 178

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

56

Investment score

Good

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 score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

59.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route8,043m
Crossrail 2 route2,644m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,589 nationally

1,433

Est. population

11,537/km²

75%

Employed

67%

Degree educated

£46,800

Median income

4.7%

Claimant rate

Inner cityHigh densityYoung professionals

29

Community stability

Age profile

42%
24%
14%
Under 1812%
18–3442%
35–4924%
50–6414%
65+8%

Tenure

17%
48%
24%
Own outright10%
Own (mortgage)17%
Private rent48%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

43%
26%
White British43%
White Other26%
Asian7%
Black10%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine14%
No car household69%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent48%
Social rent24%

vs. London

Income vs London+11.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
44
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
7
Local approval rate
50%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
41
Largest scheme
355 homes · City North Islington Trading Estate, Fonthill Road, London
Pipeline pressure
NONE

Named schemes (500m)

The Parade, 15, Stroud Green Road, London, N4 3ED34 homes
completed
Mountview House, 25, Lennox Road, 25 Lennox Road, London22 homes
completed
STAPLETON HALL, 5, STAPLETON HALL, 5, STAPLETON HALL ROAD, N421 homes
completed
47-51, 47-5120 homes
completed
46, Florence Road, London, N4 4DP14 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
17.1%
Ward turnout
49%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
7,247
Constituency
Islington North

Councillors

Elmedina Baptista-MendesGreen
Jonathan WardGreen
Alex NettleGreen

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Key facts for N4 3AD

Full postcodeN4 3AD
Postcode districtN4
BoroughLondon Borough of Islington
WardTollington
Latitude51.567735
Longitude-0.111856
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