Tollington · Islington · Islington North constituency · 51.56943, -0.11405

N4 3PP— Tollington, Islington

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

The family fortress

 

Bottom 25% LondonSchools 86%Safety 72/100Transport 53/100Low yield 3.47%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
72
Schools
90
Transport
53
Environment
77
Investment
43

The bottom line

N4 3PP offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £700,000 median — 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 3PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+34.6% vs London avg
vs London income+11.4% vs London avg
vs London crime+75.0% vs London avg

Deep-dive guides for N4 3PP

🛡️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🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N4 3PP 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 · 4 min walk

KS2: 102.3

★★

Secondary

Arts and Media School Islington

Good · Inspected Apr 2023 · 4 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 · 4 min walk

7 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

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 882m

Crime is +75% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£700,000

Median sale price

Above London median by 35%

£700,000 is 35% above the London median (£520,000)

+0.1%

This year

Flat

Dominant type

Price history

5-year change
+12.0%
Sales (24 months)5
New build0.0%
Avg terraced£1,480,000
Avg flat£590,250
Price per m²£10,130/m²
Price per ft²£941/ft²
Avg floor area71.8 m²

EPC breakdown

C
21%
D
40%
E
7%
F
2%

Based on 70 properties · Confidence: high

Street mix

Semi 1%Terraced 14%Flat 84%Other 1%

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

Stamp duty

Standard buyer£22,500
First-time buyerFTB
£22,500
Additional propertyBTL/2nd
£43,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

15.0×

Price-to-income

£3,502/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£179,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,503
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+9.6%

Total change

+1338%

Market Activity

Price Velocity & Acceleration

Current Velocity

+118.8%

per year

Acceleration

+155.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 77 sales

Property Type Mix

Total: 77 sales

Semi-detached1.3%
Terraced14.3%
Flat/maisonette84.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£73k£106k+45.5%2.2
Post-dot-com plateau2001–2004£180k£320k+77.8%2.8
Pre-crash peak2005–2007£235k£270k+14.9%6.5
GFC & correction2009–2012£358k£320k-10.6%2.5
Help-to-Buy recovery2014–2016£555k£535k-3.6%3
Brexit uncertainty2017–2019£500k£905k+81.1%2
Pandemic surge2020–2021£271k£625k+130.6%2.5
Rate-rise correction2022–2023£650k£755k+16.2%3.5
Current market2024–2025£480k£1.05m+118.8%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.1%
District
7.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
9.3 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
4 min walk
Crouch HillNational Rail
4 min walk
Finsbury Park Underground StationPiccadilly · Victoria
10 min walk
Upper Holloway Rail StationSuffragette
16 min walk
Manor House Underground StationPiccadilly
16 min walk
No bus stops within 400m

51

Walkability score

89

Footpaths (500m)

0

Santander docks (800m)

2.1 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

13

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)12
Nearest car park163m
Santander docks (800m)0
Nearest cycle dock2.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 4.2 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

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

5

Dentists within 1km

5

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

918

Parks (1km)

40

Restaurants (800m)

16

Cafes (800m)

7

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketLidl · 579 m
1 swimming pools

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

197m

Post office

Nearby shops

Brothers Supermarket280 m
Rose Wines357 m
Novelty News368 m
Local Express Food & Wine479 m

Nearby cafes

The Blue Owl62 m
Granary Thai Cafe101 m
Finsbury Breakfast130 m
Olive Bakery210 m

Nearby restaurants

Noodles City53 m
Viet Ngon54 m
Yak & Yeti55 m
Valley of the Kings67 m

Nearby pubs

The White Lion of Mortimer98 m
The Old Dairy165 m
Stapleton Tavern185 m
89 Social227 m

Nearby gyms

LeveOut203 m
N4 workout519 m
Mode Personal Training608 m
The Manor LDN626 m

Nearby pharmacies

Nuchem Pharmacy70 m

Nearby health

The 157 Medical Practice66 m
Nice Smile Dental Practice174 m
Hornsey Dental Centre570 m
Torrance Dental Care865 m
Food hygiene (5-star)60% of 130

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

43

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
3.5% (average)London avg: 3.8%Below average yield — bottom 51%
Gentrification score27/100
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

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route8,246m
Crossrail 2 route2,807m

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%
Price vs London+34.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
45
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
0
Under construction
0
Completed (3yr)
34
Largest scheme
34 homes · The Parade, 15, Stroud Green Road, London, N4 3ED
Pipeline pressure
NONE

Named schemes (500m)

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
9A, Moray Mews, London, N7 7DY13 homes
completed
169, Stroud Green Road, London11 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£700,000)

£22,500

Standard buyer

£22,500

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N4 3PP

Full postcodeN4 3PP
Postcode districtN4
BoroughLondon Borough of Islington
WardTollington
Latitude51.569425
Longitude-0.114052
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