Highbury · Islington · Islington North constituency · 51.55463, -0.10360

N5 1AP— Highbury, Islington

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

The family fortress

 

Top 10% LondonSchools 83%Safety 74/100Transport 62/100Low yield 2.97%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
74
Schools
50
Transport
62
Environment
74
Investment
48

The bottom line

N5 1AP offers exceptional schools (83% Good/Outstanding) and low crime at £817,750 median — 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 1AP

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 avg price+57.3% vs London avg
vs London income+5.2% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for N5 1AP

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

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“The family fortress”

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How N5 1AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

50

Education score

Fair for families
★ Top school within 1km
—

Primary

Drayton Park Primary School

Not yet inspected · 5 min walk

KS2: 109.4

—

Secondary

Highbury Fields School

Not yet inspected · 3 min walk

P8: +0.45A8: 51.8

83% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Above London average

Childcare

Childcare

North Islington Nursery School

Not inspected · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.3 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 356.0%

-47% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Anti-social behaviour13%
Theft13%
Vehicle crime11%
Burglary8%
Drug offences4%
Robbery0%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.2km

Crime is +8% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£817,750

Median sale price

Top 25% — 57% above London median

£817,750 is 57% above the London median (£520,000)

-19.7%

This year

Flat

Dominant type

Price history

5-year change
+11.0%
Sales (24 months)6
New build0.0%
Avg flat£817,750
Price per m²£9,609/m²
Price per ft²£893/ft²
Avg floor area88 m²

EPC breakdown

B
1%
C
34%
D
21%
E
8%

Based on 64 properties · Confidence: high

Street mix

Semi 5%Terraced 5%Flat 91%

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£28,388
First-time buyerFTB
£28,388
Additional propertyBTL/2nd
£52,920

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

18.5×

Price-to-income

£4,091/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£220,000
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 DAnnual charge £1,691
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.1%

Total change

+750%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.9%

per year

Acceleration

-0.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 67 sales

Property Type Mix

Total: 67 sales

Semi-detached4.5%
Terraced4.5%
Flat/maisonette91%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£619k+619.5%2.8
Post-dot-com plateau2001–2004£100k£933k+832.5%1.7
Pre-crash peak2005–2007£268k£348k+29.7%3.7
GFC & correction2010–2012£349k£468k+34%3
Help-to-Buy recovery2013–2016£1.13m£813k-27.8%3.5
Brexit uncertainty2017–2019£600k£502k-16.4%1
Pandemic surge2020–2021£700k£737k+5.3%1.5
Rate-rise correction2022–2022£564k£564k+0%2
Current market2024–2026£784k£731k-6.8%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Flat/maisonette+1.1% α
Local
7.1%
District
6%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

66out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing15
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
Arsenal Underground StationPiccadilly line
6.3 min walk
Drayton Park

Nearby stations

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

55

Walkability score

77

Footpaths (500m)

0

Santander docks (800m)

1.3 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

12

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)22
Nearest car park411m
Santander docks (800m)0
Nearest cycle dock1.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
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: 2.5 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.1 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

3

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

31

Restaurants (800m)

19

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

18

Sports (1km)

1

Convenience

Nearest supermarketAddis Food and Wine · 161 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)

398m

Post office

Nearby shops

Tesco Express156 m
Godfreys.co371 m
Mrs Lovell's Greengrocer390 m
Highbury News390 m

Nearby cafes

Wagon Cafe171 m
Highness Café & Tea Room373 m
Profile Coffee376 m
Pia's378 m

Nearby restaurants

Greggs371 m
China's Taste391 m
Donna Sofia392 m
The Sauce397 m

Nearby pubs

The Drayton Park Public House151 m
Highbury Barn Tavern395 m
Bank of Friendship531 m
The Gunners581 m

Nearby gyms

Fitness First419 m
LIM538 m
BodyJunkies632 m
The Movement Studio639 m

Nearby pharmacies

Hornsey Road Pharmacy539 m
Egerton Pharmacy675 m
C+H Chemist767 m
Rose Pharmacy1.1 km

Nearby health

Vistara Smiles506 m
pulse594 m
The Medical Clinic596 m
The Holloway Medical Clinic626 m
Food hygiene (5-star)62% of 109

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

48

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£2,025London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 63%
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months2

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

17/100

Velocity score

Future outlook

68.2

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,549m
Crossrail 2 route1,907m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,512 nationally

1,621

Est. population

19,431/km²

66%

Employed

61%

Degree educated

£44,200

Median income

3.7%

Claimant rate

Urban coreVery high densityYoung professionals

39

Community stability

Age profile

18%
35%
22%
15%
Under 1818%
18–3435%
35–4922%
50–6416%
65+9%

Tenure

14%
20%
27%
38%
Own outright14%
Own (mortgage)20%
Private rent27%
Social rent38%
Shared ownership0%
Rent free1%

Ethnicity

45%
19%
White British45%
White Other19%
Asian11%
Black11%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household60%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Social rent38%
Private rent26%

vs. London

Income vs London+5.2%
Price vs London+57.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
99
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
4
Local approval rate
64%
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)
18
Largest scheme
729 homes · Street Record, Benwell Road, Benwell Road (54-58 (even), London
Pipeline pressure
NONE

Named schemes (500m)

Highbury Stadium, Avenell Road, Rear of 73-103 Gillespie Road, at land 117-119 Gillespie Road; and land at 133-139 Highbury Hill, London, N5 1BU711 homes
completed
73A, Drayton Park, Queensland Road, London627 homes
completed
82, Drayton Park, lying adjacent to the Moorgate Line, London278 homes
completed
Allotment Gardens, Arvon Road, Emily Place, London249 homes
completed
36, Drayton Park, London, N5 1PB93 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.0%
Ward turnout
50%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
7,247
Constituency
Islington North

Councillors

Benali HamdacheGreen
Talia HussainGreen
Jon Robert NottGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£817,750)

£28,388

Standard buyer

£28,388

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 N5 1AP

Full postcodeN5 1AP
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.554635
Longitude-0.103599
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