Highbury · Islington · Islington North constituency · 51.55537, -0.10415

N5 1TR— Highbury, Islington

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

The family fortress

 

Top 5% LondonSchools 83%Safety 75/100Transport 61/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
76
Safety
75
Schools
50
Transport
61
Environment
74
Investment
66

The bottom line

N5 1TR offers exceptional schools (83% Good/Outstanding) and low crime — 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 1TR

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+29.3% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for N5 1TR

🛡️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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“The family fortress”

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How N5 1TR 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 · 4 min walk

P8: +0.45A8: 51.8

83% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Above London average

Childcare

Childcare

North Islington Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.6 incidents per 1,000 residents

Better than 52% of London
↑ Rising 772.7%

-53% vs borough

Crime by type

Other20%
Anti-social behaviour18%
Violence & sexual offences18%
Theft16%
Drug offences13%
Burglary7%
Robbery5%
Vehicle crime4%

Stop & search

2.0

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.1km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area53.5 m²

EPC breakdown

B
1%
C
8%
D
8%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Terraced 11%Flat 83%Other 6%

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£133,750
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,067
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+6.9%

Total change

+470%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.1%

per year

Acceleration

-71.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 17 sales

Property Type Mix

Total: 17 sales

Terraced11.8%
Flat/maisonette88.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£87k£144k+65.9%1.3
Pre-crash peak2005–2006£238k£453k+89.9%2
GFC & correction2009–2012£305k£247k-18.9%1
Help-to-Buy recovery2013–2014£568k£535k-5.8%1
Brexit uncertainty2017–2019£394k£695k+76.4%1
Rate-rise correction2022–2022£493k£493k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.6% alpha

Flat/maisonette-1.6% α
Local
5.3%
District
6.9%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
5.2 min walk
Drayton Park

Nearby stations

Drayton ParkNational Rail
4 min walk
Arsenal Underground StationPiccadilly
5 min walk
Holloway Road Underground StationPiccadilly
9 min walk
Finsbury Park Underground StationPiccadilly · Victoria
12 min walk
Highbury & Islington Underground StationVictoria
13 min walk
No bus stops within 400m

52

Walkability score

88

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

11

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)22
Nearest car park443m
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 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: 2.6 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% 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

4

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

26

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

20

Sports (1km)

1

Convenience

Nearest supermarketAddis Food and Wine · 229 m
11 tennis courts3 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)

466m

Post office

Nearby shops

Tesco Express194 m
Jega Superstore411 m
Godfreys.co435 m
Da Mario447 m

Nearby cafes

Wagon Cafe240 m
One root bakery417 m
Highness Café & Tea Room430 m
Profile Coffee445 m

Nearby restaurants

The Sauce413 m
Greggs437 m
Donna Sofia446 m
China's Taste456 m

Nearby pubs

The Drayton Park Public House217 m
Highbury Barn Tavern457 m
Bank of Friendship498 m
The Gunners540 m

Nearby gyms

Fitness First351 m
LIM510 m
BodyJunkies648 m
F45 Holloway656 m

Nearby pharmacies

Hornsey Road Pharmacy484 m
C+H Chemist716 m
Egerton Pharmacy732 m
Rose Pharmacy1.1 km

Nearby health

Vistara Smiles487 m
pulse623 m
The Village Practice631 m
The Medical Clinic634 m
Food hygiene (5-star)63% of 106

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

E

High street health

Investment

Investment grade, yield and market outlook

66

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 score25/100
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

55.7

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,632m
Crossrail 2 route1,996m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,653 nationally

1,534

Est. population

16,133/km²

70%

Employed

69%

Degree educated

£54,300

Median income

2.0%

Claimant rate

Urban coreVery high densityYoung professionals

42

Community stability

Age profile

20%
29%
24%
18%
Under 1820%
18–3429%
35–4924%
50–6419%
65+10%

Tenure

20%
29%
30%
20%
Own outright20%
Own (mortgage)29%
Private rent30%
Social rent20%
Shared ownership2%
Rent free0%

Ethnicity

53%
23%
White British53%
White Other24%
Asian7%
Black7%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine7%
No car household55%
Unemployed6%
No qualifications9%

Housing tenure (Census 2021)

Private rent30%
Social rent20%

vs. London

Income vs London+29.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
88
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
23
Planning apps (3 years)
4
Local approval rate
65%
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)
16
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
BOUNDED BY RAILWAY, WEST SIDE OF, BOUNDED BY RAILWAY, WEST SIDE OF, DRAYTON PARK, ASHBURTON GROVE, QUEENSLAND ROAD, N7544 homes
completed
82, Drayton Park, lying adjacent to the Moorgate Line, London278 homes
completed
Allotment Gardens, Arvon Road, Emily Place, London249 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

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Key facts for N5 1TR

Full postcodeN5 1TR
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.555372
Longitude-0.104146
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