Tollington · Islington · Islington North constituency · 51.56644, -0.11370

N4 3RB— Tollington, Islington

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

The practical family move

 

Schools 83%Safety 72/100Transport 45/100Yield 8.10%⚠ Knotweed sites nearby

Best for: Families, Investors

Compare areas

Investment-grade — strong yield and growth signals

Liveability
64
Safety
72
Schools
90
Transport
45
Environment
71
Investment
68

The bottom line

N4 3RB offers exceptional schools (100% Good/Outstanding) and low crime at £300,000 median — strong value for Families and Investors who can accept its trade-offs.

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

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Location

N4 3RB

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-42.3% vs London avg
vs London income+11.4% vs London avg
vs London crime+75.0% vs London avg

Deep-dive guides for N4 3RB

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

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“The practical family move”

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How N4 3RB 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 · 1 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 0 min walk

9 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 562m

Crime is +75% above London average

Property

2 Jul

Prices, sales volume and market trends

£300,000

Median sale price

Bottom 25% — 42% below London median

£300,000 is 42% below the London median (£520,000)

+212.5%

This year

Flat

Dominant type

Price history

5-year change
-32.6%
Sales (24 months)10
New build0.0%
Avg flat£300,000
Price per m²£4,098/m²
Price per ft²£381/ft²
Avg floor area73.9 m²

EPC breakdown

A
1%
C
32%
D
35%
E
7%
F
1%

Based on 76 properties · Confidence: high

Street mix

Semi 4%Terraced 7%Flat 89%

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£2,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,500

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

6.4×

Price-to-income

£1,501/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£184,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
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

1997–2026 · CAGR

+8.2%

Total change

+895%

Market Activity

Price Velocity & Acceleration

Current Velocity

+102.3%

per year

Acceleration

+105.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached3.6%
Terraced7.3%
Flat/maisonette89.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£61k£140k+130.2%2.5
Post-dot-com plateau2002–2004£188k£232k+23%2.3
Pre-crash peak2005–2007£184k£402k+119.3%2
GFC & correction2010–2012£455k£965k+112.1%1.7
Help-to-Buy recovery2013–2015£426k£399k-6.3%3.5
Brexit uncertainty2017–2019£618k£998k+61.4%1.3
Pandemic surge2021–2021£445k£445k+0%3
Rate-rise correction2022–2023£962k£728k-24.3%1.5
Current market2024–2026£310k£607k+95.6%3.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
6.9%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing1
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Finsbury Park Underground StationPiccadilly line
6.5 min walk
Crouch Hill

Nearby stations

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

58

Walkability score

110

Footpaths (500m)

0

Santander docks (800m)

1.9 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

12

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)12
Nearest car park257m
Santander docks (800m)0
Nearest cycle dock1.9 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: 3.9 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.8 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

12 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

6

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

844

Parks (1km)

82

Restaurants (800m)

39

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

11

Sports (1km)

2

Convenience

Nearest supermarketLidl · 424 m
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

307m

Post office

Nearby shops

Rose Wines129 m
Local Express Food & Wine146 m
Brothers Supermarket335 m
Godfrey's392 m

Nearby cafes

Front Room Cafe230 m
Sandscape305 m
Olive Bakery305 m
Happy Days Kitchen313 m

Nearby restaurants

Sushi Handroll202 m
Osteria Tufo253 m
Tollingtons Fish Bar286 m
La Saporita290 m

Nearby pubs

The W. B. Yeats148 m
Park Tavern251 m
89 Social305 m
The White Lion of Mortimer335 m

Nearby gyms

The Manor LDN433 m
LeveOut511 m
The Factory571 m
PureGym585 m

Nearby pharmacies

Nuchem Pharmacy403 m
Hornsey Road Pharmacy1.2 km

Nearby health

Nice Smile Dental Practice311 m
The 157 Medical Practice398 m
Hornsey Dental Centre542 m
Torrance Dental Care546 m
Food hygiene (5-star)51% of 236

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

68

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
8.1% (high)London avg: 3.8%Strong yield — top 5% of London
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months6

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

56.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,914m
Crossrail 2 route2,763m

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-42.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
53
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
8
Local approval rate
53%
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
23
Under construction
0
Completed (3yr)
58
Largest scheme
355 homes · City North Islington Trading Estate, Fonthill 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
47-51, 47-5120 homes
completed
9A, Moray Mews, London, N7 7DY13 homes
completed
5, Tollington Place, 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 (£300,000)

£2,500

Standard buyer

£0

First-time buyer

Save £2,500

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 3RB

Full postcodeN4 3RB
Postcode districtN4
BoroughLondon Borough of Islington
WardTollington
Latitude51.566443
Longitude-0.113699
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