Highbury · Islington · Islington North constituency · 51.55499, -0.09851

N5 1TH— Highbury, Islington

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 53/100Low yield 3.26%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
74
Schools
60
Transport
53
Environment
72
Investment
42

The bottom line

N5 1TH offers exceptional schools (100% Good/Outstanding) and low crime at £745,000 median — a strong choice for Families.

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Location

N5 1TH

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+43.3% vs London avg
vs London income+5.2% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for N5 1TH

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

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“The practical family move”

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How N5 1TH 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 · 3 min walk

KS2: 108.3

—

Secondary

Highbury Fields School

Not yet inspected · 4 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 21 min walk

5 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 1.7km

Crime is +8% above London average

Property

2 Jul

Prices, sales volume and market trends

£745,000

Median sale price

Above London median by 43%

£745,000 is 43% above the London median (£520,000)

+4.6%

This year

Flat

Dominant type

Price history

5-year change
+14.6%
Sales (24 months)9
New build0.0%
Avg terraced£2,700,000
Avg flat£727,500
Price per m²£11,462/m²
Price per ft²£1,065/ft²
Avg floor area67.5 m²

EPC breakdown

C
28%
D
29%
E
5%

Based on 62 properties · Confidence: high

Street mix

Semi 5%Terraced 2%Flat 91%Other 2%

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£24,750
First-time buyerFTB
£24,750
Additional propertyBTL/2nd
£47,100

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

16.9×

Price-to-income

£3,727/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£168,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1995–2025 · CAGR

+7.7%

Total change

+831%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.5%

per year

Acceleration

+42.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 110 sales

Property Type Mix

Total: 110 sales

Semi-detached5.5%
Terraced1.8%
Flat/maisonette92.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£183k+128.8%3.3
Post-dot-com plateau2001–2004£281k£278k-1.2%3.5
Pre-crash peak2005–2007£250k£375k+50%4
GFC & correction2008–2012£1.55m£470k-69.7%4.8
Help-to-Buy recovery2013–2016£490k£590k+20.4%2.8
Brexit uncertainty2017–2019£665k£425k-36.1%3
Pandemic surge2020–2021£715k£650k-9.1%3.5
Rate-rise correction2022–2023£961k£1.62m+68.3%2
Current market2024–2025£805k£745k-7.5%4.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
6.8%
District
6.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing13
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
8.9 min walk
Drayton Park

Nearby stations

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

55

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

1.3 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

9

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)22
Nearest car park125m
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Walthamstow Marshes SSSI — 3.7 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

9 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.3 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

72

Parks (1km)

27

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

10

Convenience

Nearest supermarketHighbury Natural · 95 m
11 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

176m

Post office

Nearby shops

Da Mario97 m
Jega Superstore99 m
Mrs Lovell's Greengrocer113 m
Godfreys.co138 m

Nearby cafes

Highness Café & Tea Room101 m
One root bakery119 m
Rendezvous160 m
Profile Coffee171 m

Nearby restaurants

Donna Sofia94 m
The Sauce106 m
The Beach Hut119 m
Greggs150 m

Nearby pubs

Highbury Barn Tavern134 m
Bank of Friendship372 m
The Gunners442 m
The Drayton Park Public House460 m

Nearby gyms

LIM357 m
Fitness First453 m
Highbury Leisure Centre885 m
The Movement Studio891 m

Nearby pharmacies

C+H Chemist637 m

Nearby health

Vistara Smiles299 m
Statham Grove Surgery683 m
Blackstock Dental Care985 m
Islington Smiles1.1 km
Food hygiene (5-star)64% of 124

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

42

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

66.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,586m
Crossrail 2 route1,637m

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+43.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
29
Live planning apps (800m)
149
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
40
Planning apps (3 years)
10
Local approval rate
70%
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)

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
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
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
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 (£745,000)

£24,750

Standard buyer

£24,750

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 1TH

Full postcodeN5 1TH
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.554993
Longitude-0.098507
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