Highbury · Islington · Islington South and Finsbury constituency · 51.55297, -0.10212

N5 1AL— Highbury, Islington

Location and area intelligence for N5 1AL, Highbury, Islington

High-connectivity investment target

 

Top 5% LondonSchools 100%Safety 73/100Transport 62/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
76
Safety
73
Schools
60
Transport
62
Environment
73
Investment
52

The bottom line

N5 1AL offers exceptional schools (100% Good/Outstanding) and low crime — 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

N5 1AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+24.0% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for N5 1AL

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N5 1AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Drayton Park Primary School

Not yet inspected · 4 min walk

KS2: 109.4

—

Secondary

Highbury Fields School

Not yet inspected · 1 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 21 min walk

7 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

76.5 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 237.5%

-42% vs borough

Crime by type

Other28%
Violence & sexual offences19%
Anti-social behaviour19%
Theft12%
Burglary8%
Robbery7%
Vehicle crime4%
Drug offences3%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 1.4km

Crime is +18% 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.

N5 district median

£636,250

Based on 148 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£10,131/m²
Price per ft²£941/ft²
Avg floor area84.8 m²

EPC breakdown

C
9%
D
35%
E
5%

Based on 49 properties · Confidence: high

Street mix

Semi 2%Detached 2%Flat 95%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

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£212,000
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 EAnnual charge £2,067
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+520%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.5%

per year

Acceleration

-100.28

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 99 sales

Property Type Mix

Total: 99 sales

Detached2%
Semi-detached2%
Flat/maisonette96%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£125k£242k+93.2%4
Post-dot-com plateau2001–2004£268k£361k+35%3.2
Pre-crash peak2005–2007£290k£473k+63.5%5.3
GFC & correction2008–2012£250k£455k+82%3.2
Help-to-Buy recovery2013–2016£430k£5.04m+1072.2%2
Brexit uncertainty2017–2017£646k£646k+0%2
Pandemic surge2020–2021£675k£768k+13.7%3
Rate-rise correction2022–2023£630k£563k-10.7%5
Current market2024–2025£1.00m£775k-22.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
6.3%
District
6.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Highbury & Islington Underground StationVictoria line
8.9 min walk
Drayton Park

Nearby stations

Drayton ParkNational Rail
3 min walk
Arsenal Underground StationPiccadilly
9 min walk
Highbury & Islington Underground StationVictoria
9 min walk
Highbury & Islington Rail StationMildmay · Windrush
10 min walk
Holloway Road Underground StationPiccadilly
10 min walk
No bus stops within 400m

58

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria31 min ↓
Waterloo38 min ≈
Canary Wharf38 min ↓
City ★30 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)

9

EV chargers (800m)

Total spaces (800m)22
Nearest car park268m
Santander docks (800m)0
Nearest cycle dock1.1 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: 2.4 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 67%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.0 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 STATHAM GROVE SURGERY

STATHAM GROVE, STOKE NEWINGTON, N16 9DP

13 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

34

Restaurants (800m)

30

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

16

Sports (1km)

1

Convenience

Nearest supermarketAddis Food and Wine · 179 m
11 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

277m

Post office

Nearby shops

Tesco Express250 m
Godfreys.co270 m
Wine Rack275 m
Quality Food278 m

Nearby cafes

Wagon Cafe174 m
Oasis in the Park245 m
Pia's251 m
Profile Coffee256 m

Nearby restaurants

Greggs263 m
China's Taste282 m
The Beach Hut317 m
Donna Sofia319 m

Nearby pubs

The Drayton Park Public House184 m
Highbury Barn Tavern298 m
The Horatia550 m
Zubi Bar & Lounge574 m

Nearby gyms

The Movement Studio554 m
Fitness First594 m
Highbury Leisure Centre599 m
LIM638 m

Nearby pharmacies

Egerton Pharmacy590 m
Hornsey Road Pharmacy707 m
Rose Pharmacy878 m
C+H Chemist899 m

Nearby health

The Holloway Medical Clinic553 m
The Medical Clinic572 m
Vistara Smiles590 m
Notvello591 m
Food hygiene (5-star)64% of 132

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

52

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score31/100
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

70.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,361m
Crossrail 2 route1,698m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,215 nationally

1,412

Est. population

17,309/km²

70%

Employed

67%

Degree educated

£52,100

Median income

3.5%

Claimant rate

Urban coreVery high densityYoung professionals

41

Community stability

Age profile

15%
33%
22%
19%
Under 1815%
18–3433%
35–4922%
50–6419%
65+12%

Tenure

22%
20%
27%
30%
Own outright22%
Own (mortgage)20%
Private rent27%
Social rent30%
Shared ownership1%
Rent free0%

Ethnicity

54%
20%
White British54%
White Other20%
Asian6%
Black8%
Mixed7%
Other6%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine12%
No car household59%
Unemployed2%
No qualifications12%

Housing tenure (Census 2021)

Social rent30%
Private rent27%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
30
Live planning apps (800m)
127
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
24
Planning apps (3 years)
4
Local approval rate
71%
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)
22
Largest scheme
729 homes · Street Record, Benwell Road, Benwell Road (54-58 (even), London
Pipeline pressure
NONE

Named schemes (500m)

82, Drayton Park, lying adjacent to the Moorgate Line, London278 homes
completed
Allotment Gardens, Arvon Road, Emily Place, London249 homes
completed
100, Drayton Park, London84 homes
completed
21-22, 21-2235 homes
completed
Highbury Hotel, 42 - 52, Highbury Grove, London, N5 2AG30 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.0%
Ward turnout
50%
Election year
2026
MP
Emily Thornberry (Labour)
MP majority
7,247
Constituency
Islington North

Councillors

Benali HamdacheGreen
Talia HussainGreen
Jon Robert NottGreen

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Key facts for N5 1AL

Full postcodeN5 1AL
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.552974
Longitude-0.102125
Parliamentary constituencyIslington South and Finsbury
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