Highbury · Islington · Islington South and Finsbury constituency · 51.55258, -0.09939

N5 1BA— Highbury, Islington

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

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 73/100Transport 55/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
73
Schools
60
Transport
55
Environment
72
Investment
52

The bottom line

N5 1BA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

N5 1BA

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 1BA

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

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Postcode Personality

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“High-connectivity investment target”

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How N5 1BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Joan of Arc RC Primary School

Not yet inspected · 6 min walk

KS2: 108.3

—

Secondary

Highbury Fields School

Not yet inspected · 2 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 23 min walk

6 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)

2

Serious within 200m

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 3 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)3
New build0.0%
Price per m²£13,794/m²
Price per ft²£1,282/ft²
Avg floor area70.9 m²

EPC breakdown

C
5%
D
8%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Terraced 6%Flat 94%

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£177,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.5%

Total change

+553%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.8%

per year

Acceleration

-66.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 34 sales

Property Type Mix

Total: 34 sales

Terraced5.9%
Flat/maisonette94.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£149k£240k+61.3%2.6
Post-dot-com plateau2001–2004£160k£335k+109.4%1
Pre-crash peak2005–2007£355k£295k-16.9%2
GFC & correction2009–2012£425k£725k+70.6%1
Help-to-Buy recovery2016–2016£120k£120k+0%1
Brexit uncertainty2018–2018£750k£750k+0%3
Pandemic surge2020–2020£460k£460k+0%1
Rate-rise correction2022–2022£761k£761k+0%1
Current market2024–2026£602k£973k+61.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
7.6%
District
8.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
Trend Position10

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
5 min walk
Highbury & Islington Underground StationVictoria
9 min walk
Highbury & Islington Rail StationMildmay · Windrush
10 min walk
Arsenal Underground StationPiccadilly
11 min walk
Holloway Road Underground StationPiccadilly
12 min walk
No bus stops within 400m

55

Walkability score

60

Footpaths (500m)

0

Santander docks (800m)

1.1 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria40 min ↑
Waterloo47 min ↑
Canary Wharf ★39 min
City41 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)

9

EV chargers (800m)

Total spaces (800m)35
Nearest car park253m
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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.4 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.9 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

11 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

20

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

8

Convenience

Nearest supermarketHighbury Natural · 191 m
11 tennis courts1 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)

125m

Post office

Nearby shops

Wine Rack121 m
Quality Food129 m
Godfreys.co146 m
Highbury News152 m

Nearby cafes

Pia's104 m
Profile Coffee115 m
Oasis in the Park127 m
Rendezvous139 m

Nearby restaurants

Greggs134 m
China's Taste143 m
The Beach Hut190 m
Donna Sofia207 m

Nearby pubs

Highbury Barn Tavern166 m
The Drayton Park Public House378 m
The Nook626 m
Bank of Friendship642 m

Nearby gyms

Highbury Leisure Centre615 m
LIM630 m
Fitness First669 m
The Movement Studio683 m

Nearby pharmacies

Egerton Pharmacy716 m
Rose Pharmacy876 m
C+H Chemist908 m

Nearby health

Vistara Smiles573 m
The Holloway Medical Clinic689 m
Notvello715 m
The Medical Clinic736 m
Food hygiene (5-star)67% of 100

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 score26/100
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

64.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,316m
Crossrail 2 route1,549m

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)
32
Live planning apps (800m)
185
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
8
Local approval rate
74%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
1
Under construction
0
Completed (3yr)
25
Largest scheme
711 homes · 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 1BU
Pipeline pressure
LOW

Named schemes (500m)

National Children'S Home Headquarters, 85, Highbury Park, Turner House, Lucerne Road & Legard Family Support Services, Legard Road, London, N5 1UD143 homes
completed
SARAH TANKEL HOUSE, 30-32, SARAH TANKEL HOUSE, 30-32, HIGHBURY GROVE, N539 homes
completed
Highbury Hotel, 42 - 52, Highbury Grove, London, N5 2AG30 homes
completed
COACH HOUSE LAND ADJOINING, 36-38, COACH HOUSE LAND ADJOINING, 36-3818 homes
completed
THE CHESTNUTS, 38G, THE CHESTNUTS, 38G15 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 1BA

Full postcodeN5 1BA
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.552579
Longitude-0.099386
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