Tollington · Islington · Islington North constituency · 51.56837, -0.11470

N4 3BB— Tollington, Islington

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

The practical family move

 

Bottom 25% LondonSchools 86%Safety 80/100Transport 52/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
80
Schools
90
Transport
52
Environment
72
Investment
46

The bottom line

N4 3BB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N4 3BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.4% vs London avg
vs London crime+6.0% vs London avg

Deep-dive guides for N4 3BB

🛡️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🔒 Very Safe🍕 Buzzing

“The practical family move”

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How N4 3BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Christ The King Catholic Primary School

Not yet inspected · Inspected Jan 2025 · 3 min walk

KS2: 102.3

★★

Secondary

Arts and Media School Islington

Good · Inspected Apr 2023 · 2 min walk

P8: +0.32A8: 45.9

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.7 incidents per 1,000 residents

Higher crime than 53% of London
→ Stable

-48% vs borough

Crime by type

Anti-social behaviour29%
Other22%
Violence & sexual offences22%
Vehicle crime11%
Drug offences10%
Burglary4%
Robbery3%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 760m

Crime is +6% 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£10,939/m²
Price per ft²£1,016/ft²
Avg floor area103.1 m²

EPC breakdown

C
7%
D
14%
E
3%

Based on 24 properties · Confidence: medium

Street mix

Semi 19%Terraced 39%Flat 42%

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£257,750
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 DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.6%

Total change

+1089%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.1%

per year

Acceleration

+114.18

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached19.2%
Terraced38.5%
Flat/maisonette42.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£125k+31.1%1.7
Post-dot-com plateau2001–2003£233k£351k+50.6%2.5
Pre-crash peak2006–2007£500k£467k-6.6%2
GFC & correction2009–2011£563k£585k+4%1.5
Help-to-Buy recovery2013–2016£623k£1.24m+98.5%1.3
Brexit uncertainty2018–2018£1.39m£1.39m+0%1
Pandemic surge2021–2021£1.31m£1.31m+0%1
Rate-rise correction2023–2023£680k£680k+0%1
Current market2025–2025£1.13m£1.13m+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+60.2% alpha

Flat/maisonette+60.2% α
Local
72.7%
District
12.5%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position75

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
8.6 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
5 min walk
Crouch HillNational Rail
5 min walk
Finsbury Park Underground StationPiccadilly · Victoria
9 min walk
Upper Holloway Rail StationSuffragette
14 min walk
Arsenal Underground StationPiccadilly
15 min walk
No bus stops within 400m

51

Walkability score

94

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

14

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)12
Nearest car park191m
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: 4.1 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 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

10 min walk

71%

Recommend GP

71%

Overall GP experience

2

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

870

Parks (1km)

47

Restaurants (800m)

17

Cafes (800m)

6

Pubs (400m)

1

Pharmacies (800m)

8

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketLidl · 553 m
1 swimming pools

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

235m

Post office

Nearby shops

Rose Wines285 m
Brothers Supermarket308 m
Local Express Food & Wine367 m
Novelty News422 m

Nearby cafes

The Blue Owl185 m
Granary Thai Cafe211 m
Front Room Cafe229 m
Olive Bakery243 m

Nearby restaurants

Valley of the Kings174 m
Yak & Yeti175 m
Viet Ngon176 m
Noodles City177 m

Nearby pubs

The White Lion of Mortimer181 m
Park Tavern244 m
The Old Dairy250 m
89 Social256 m

Nearby gyms

LeveOut285 m
Mode Personal Training534 m
The Factory556 m
The Manor LDN587 m

Nearby pharmacies

Nuchem Pharmacy190 m

Nearby health

The 157 Medical Practice188 m
Nice Smile Dental Practice220 m
Hornsey Dental Centre486 m
Torrance Dental Care770 m
Food hygiene (5-star)58% of 144

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

E

High street health

Investment

Investment grade, yield and market outlook

46

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months1

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

8/100

Velocity score

Future outlook

55

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route8,136m
Crossrail 2 route2,845m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,540 nationally

1,646

Est. population

17,338/km²

68%

Employed

65%

Degree educated

£46,800

Median income

5.3%

Claimant rate

Inner cityVery high densityYoung professionals

42

Community stability

Age profile

19%
32%
22%
17%
Under 1819%
18–3433%
35–4922%
50–6417%
65+10%

Tenure

16%
27%
27%
30%
Own outright16%
Own (mortgage)27%
Private rent27%
Social rent30%
Rent free0%

Ethnicity

51%
20%
White British51%
White Other20%
Asian5%
Black11%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine11%
No car household53%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Social rent30%
Private rent27%

vs. London

Income vs London+11.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
46
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
6
Local approval rate
62%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
23
Under construction
0
Completed (3yr)
41
Largest scheme
44 homes · 107 - 115, Seven Sisters Road, London
Pipeline pressure
MODERATE

Named schemes (500m)

CORNER SITE, CORNER SITE, WRAY CRESCENT, PINE GROVE32 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
The Crescent, 6-18, The Crescent, 6-18, MOUNT PLEASANT CRESCENT, Parkland Terrace, N4 4HP16 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 3BB

Full postcodeN4 3BB
Postcode districtN4
BoroughLondon Borough of Islington
WardTollington
Latitude51.568374
Longitude-0.114701
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