Arsenal · Islington · Islington North constituency · 51.55661, -0.10177

N5 1BL— Arsenal, Islington

Location and area intelligence for N5 1BL, Arsenal, Islington

High-connectivity investment target

 

Top 13% LondonSchools 83%Safety 74/100Transport 59/100Yield 3.82%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
74
Schools
90
Transport
59
Environment
74
Investment
62

The bottom line

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

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Location

N5 1BL

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+5.2% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for N5 1BL

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

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“High-connectivity investment target”

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How N5 1BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St John's Highbury Vale CofE Primary School

Good · Inspected Sept 2023 · 2 min walk

KS2: 109.7

—

Secondary

Highbury Fields School

Not yet inspected · 5 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 17 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.1km

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area69.7 m²

EPC breakdown

C
20%
D
13%
E
3%

Based on 36 properties · Confidence: high

Street mix

Flat 100%

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

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£174,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2023 · CAGR

+7.5%

Total change

+425%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.5%

per year

Acceleration

+8.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£102k£102k+0%2
Post-dot-com plateau2002–2002£138k£138k+0%1
Pre-crash peak2006–2007£227k£226k-0.4%3
GFC & correction2008–2012£260k£290k+11.5%1.3
Help-to-Buy recovery2015–2016£400k£455k+13.8%2
Pandemic surge2021–2021£426k£426k+0%1
Rate-rise correction2022–2023£460k£536k+16.5%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Flat/maisonette+1.3% α
Local
7.1%
District
5.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

15out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing6
Trend Position40

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
5.5 min walk
Drayton Park

Nearby stations

Arsenal Underground StationPiccadilly
6 min walk
Drayton ParkNational Rail
6 min walk
Holloway Road Underground StationPiccadilly
11 min walk
Finsbury Park Underground StationPiccadilly · Victoria
11 min walk
Highbury & Islington Underground StationVictoria
14 min walk
No bus stops within 400m

49

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

1.4 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

9

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)22
Nearest car park280m
Santander docks (800m)0
Nearest cycle dock1.4 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: 2.8 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

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

1

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

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

63

Parks (1km)

31

Restaurants (800m)

20

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

1

Convenience

Nearest supermarketHighbury Natural · 365 m
11 tennis courts

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)

1

Cinemas (2km)

432m

Post office

Nearby shops

Jega Superstore256 m
Seasons & Blossoms275 m
Off licence286 m
Arsenal Supermarket324 m

Nearby cafes

Cinnamon Village252 m
One root bakery253 m
Cafe N5274 m
Franks275 m

Nearby restaurants

The Sauce255 m
Au lac276 m
Mihan280 m
Farang280 m

Nearby pubs

Bank of Friendship283 m
The Gunners328 m
The Woodbine403 m
Highbury Barn Tavern404 m

Nearby gyms

Fitness First193 m
LIM296 m
Sobell Leisure Centre762 m
PureGym804 m

Nearby pharmacies

C+H Chemist513 m
Hornsey Road Pharmacy645 m
Egerton Pharmacy928 m

Nearby health

Vistara Smiles276 m
The Village Practice669 m
Blackstock Dental Care765 m
pulse837 m
Food hygiene (5-star)61% of 121

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

62

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
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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

49.2

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,765m
Crossrail 2 route1,873m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
93
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
31
Planning apps (3 years)
8
Local approval rate
55%
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)
20
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)

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
GILLESPIE SIDINGS, 153, GILLESPIE SIDINGS, 153161 homes
completed
National Children'S Home Headquarters, 85, Highbury Park, Turner House, Lucerne Road & Legard Family Support Services, Legard Road, London, N5 1UD143 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.2%
Ward turnout
46%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
7,247
Constituency
Islington North

Councillors

Fin CraigLabour
Patrick David BrightyGreen
Nafisah BrownGreen

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Key facts for N5 1BL

Full postcodeN5 1BL
Postcode districtN5
BoroughLondon Borough of Islington
WardArsenal
Latitude51.556610
Longitude-0.101772
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