Highbury · Islington · Islington South and Finsbury constituency · 51.54907, -0.10524

N5 1RT— Highbury, Islington

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

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 58/100Transport 61/100Yield 3.82%

Best for: Investors

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Investment-grade — strong yield and growth signals

Liveability
74
Safety
58
Schools
60
Transport
61
Environment
75
Investment
68

The bottom line

N5 1RT offers exceptional schools (100% Good/Outstanding) and a green environment — a strong choice for Investors.

Less suited to Families.

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Location

N5 1RT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+24.0% vs London avg
vs London crime+164.0% vs London avg

Deep-dive guides for N5 1RT

🛡️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 1RT 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 · 3 min walk

KS2: 109.4

—

Secondary

Highbury Fields School

Not yet inspected · 6 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

171.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 234.5%

+30% vs borough

Crime by type

Other35%
Violence & sexual offences18%
Anti-social behaviour14%
Theft11%
Robbery9%
Burglary6%
Drug offences4%
Vehicle crime4%

Stop & search

5.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 1.0km

Crime is +164% above London average

Property

Prices, sales volume and market trends

Avg floor area141 m²

EPC breakdown

D
1%
E
2%

Based on 3 properties · Confidence: low

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£352,500
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

2017–2023 · CAGR

+3%

Total change

+19%

Market Activity

Price Velocity & Acceleration

Current Velocity

+31.1%

per year

Acceleration

+40.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £700k+ · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2017–2017£1.68m£1.68m+0%1
Pandemic surge2020–2020£1.52m£1.52m+0%1
Rate-rise correction2023–2023£2.00m£2.00m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Highbury & IslingtonGreat Northern line
4 min walk
Highbury & Islington

Nearby stations

Highbury & Islington Underground StationVictoria
4 min walk
Highbury & Islington Rail StationMildmay · Windrush
4 min walk
Highbury & IslingtonNational Rail
4 min walk
Holloway Road Underground StationPiccadilly
9 min walk
Caledonian Road Underground StationPiccadilly
12 min walk
4 bus routes · 3 stops within 400m · 20 buses/hr peak

74

Walkability score

174

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria ★30 min
Waterloo37 min ↓
Canary Wharf35 min ↓
City32 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

15

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)13
Nearest car park222m
Santander docks (800m)0
Nearest cycle dock0.9 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: 1.9 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 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

18 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 1.9 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

96

Parks (1km)

60

Restaurants (800m)

39

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

4

Gyms (1km)

17

Sports (1km)

7

Convenience

Nearest supermarketAddis Food and Wine · 477 m
11 tennis courts2 sports halls

Nightlife (500m)

4

Nightclubs

8

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

186m

Post office

Nearby shops

Moonlight Supermarket188 m
Mureli Supermarket195 m
Hing Yip Oriental Supermarket212 m
Majestic229 m

Nearby cafes

The Barn138 m
The Hope147 m
Vagabond N7148 m
BBH151 m

Nearby restaurants

The Secret Garden153 m
Tbilisi154 m
Oriental Gourmet156 m
Buna Restaurant157 m

Nearby pubs

The Lamb127 m
House of Hammerton150 m
The Horatia244 m
One Eighty One300 m

Nearby gyms

The Movement Studio198 m
Highbury Leisure Centre202 m
Fit4less Highbury & Islington399 m
BodyJunkies520 m

Nearby pharmacies

Egerton Pharmacy213 m
Rose Pharmacy457 m
Hornsey Road Pharmacy876 m
Clan Pharmacy1.0 km

Nearby health

Notvello205 m
The Holloway Medical Clinic227 m
The Medical Clinic359 m
pulse418 m
Food hygiene (5-star)56% of 158

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score39/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

62.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route5,936m
Crossrail 2 route1,478m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,449 nationally

2,260

Est. population

10,642/km²

75%

Employed

74%

Degree educated

£52,100

Median income

1.9%

Claimant rate

Urban coreHigh densityYoung professionals

33

Community stability

Age profile

20%
32%
26%
Under 1820%
18–3432%
35–4926%
50–6413%
65+9%

Tenure

19%
19%
43%
16%
Own outright19%
Own (mortgage)19%
Private rent43%
Social rent16%
Shared ownership3%

Ethnicity

46%
33%
White British46%
White Other33%
Asian7%
Black5%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional66%
Routine / semi-routine8%
No car household58%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent43%
Social rent16%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
89
Live planning apps (800m)
192
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
37
Planning apps (3 years)
4
Local approval rate
78%
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
0
Under construction
0
Completed (3yr)
79
Largest scheme
729 homes · Street Record, Benwell Road, Benwell Road (54-58 (even), London
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Benwell Road, Benwell Road (54-58 (even), London729 homes
completed
Allotment Gardens, Arvon Road, Emily Place, London249 homes
completed
36, Drayton Park, London, N5 1PB93 homes
completed
37, Holloway Road, and 29 Highbury Corner, London, N7 8JP60 homes
completed
HIGHBURY COALYARD (PHASE II), HIGHBURY COALYARD (PHASE II), LIVERPOOL ROAD46 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 1RT

Full postcodeN5 1RT
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.549068
Longitude-0.105244
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