Highbury · Islington · Islington South and Finsbury constituency · 51.55149, -0.10219

N5 1UP— Highbury, Islington

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

High-connectivity investment target

 

Top 8% LondonSchools 100%Safety 71/100Transport 62/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
74
Safety
71
Schools
60
Transport
62
Environment
73
Investment
66

The bottom line

N5 1UP offers exceptional schools (100% 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 1UP

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+31.0% vs London avg

Deep-dive guides for N5 1UP

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N5 1UP 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 · 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.4 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 273.8%

-35% vs borough

Crime by type

Other29%
Violence & sexual offences22%
Anti-social behaviour20%
Theft9%
Vehicle crime7%
Drug offences6%
Robbery4%
Burglary4%

Stop & search

1.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 1.2km

Crime is +31% above London average

Property

Prices, sales volume and market trends

Avg floor area59.8 m²

EPC breakdown

C
17%
D
22%
E
9%
F
5%
G
7%

Based on 60 properties · Confidence: high

Street mix

Semi 4%Terraced 54%Flat 39%Other 4%

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£149,500
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 EAnnual charge £2,067
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+3.9%

Total change

+192%

Market Activity

Price Velocity & Acceleration

Current Velocity

-65.6%

per year

Acceleration

-64.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached4%
Terraced56%
Flat/maisonette40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£735k£500k-32%1.6
Post-dot-com plateau2001–2004£3.00m£570k-81%1.2
Pre-crash peak2005–2007£410k£806k+96.6%1.3
GFC & correction2009–2011£195k£632k+224.1%1
Help-to-Buy recovery2014–2014£3.50m£3.50m+0%1
Pandemic surge2020–2021£5.26m£6.30m+19.7%1
Rate-rise correction2022–2023£6.25m£2.15m-65.6%1

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
Highbury & Islington Underground StationVictoria line
6.9 min walk
Drayton Park

Nearby stations

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

57

Walkability score

81

Footpaths (500m)

0

Santander docks (800m)

1.0 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

16

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)35
Nearest car park155m
Santander docks (800m)0
Nearest cycle dock1.0 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: 2.2 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% 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

14 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 2.1 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

74

Parks (1km)

43

Restaurants (800m)

33

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

16

Sports (1km)

0

Convenience

Nearest supermarketAddis Food and Wine · 267 m
11 tennis courts2 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)

3

Cinemas (2km)

350m

Post office

Nearby shops

Tesco Express345 m
Wine Rack347 m
Quality Food354 m
Godfreys.co362 m

Nearby cafes

Oasis in the Park180 m
Wagon Cafe255 m
Pia's327 m
Profile Coffee335 m

Nearby restaurants

Greggs351 m
Westerns Laundry354 m
China's Taste365 m
The Beach Hut409 m

Nearby pubs

The Drayton Park Public House277 m
Highbury Barn Tavern387 m
The Lamb454 m
The Horatia465 m

Nearby gyms

Highbury Leisure Centre435 m
The Movement Studio454 m
Fit4less Highbury & Islington595 m
BodyJunkies641 m

Nearby pharmacies

Egerton Pharmacy487 m
Rose Pharmacy714 m
Hornsey Road Pharmacy797 m
C+H Chemist1.1 km

Nearby health

The Holloway Medical Clinic462 m
Notvello486 m
The Medical Clinic520 m
pulse555 m
Food hygiene (5-star)60% of 139

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

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 score32/100
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

55.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,197m
Crossrail 2 route1,568m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,765 nationally

1,839

Est. population

18,726/km²

69%

Employed

71%

Degree educated

£52,100

Median income

3.5%

Claimant rate

Urban coreVery high densityYoung professionals

42

Community stability

Age profile

20%
31%
21%
16%
Under 1820%
18–3431%
35–4921%
50–6416%
65+12%

Tenure

20%
25%
28%
25%
Own outright21%
Own (mortgage)25%
Private rent28%
Social rent25%
Shared ownership1%

Ethnicity

52%
25%
White British52%
White Other25%
Asian6%
Black6%
Mixed7%
Other4%

Employment & lifestyle

Managerial / professional65%
Routine / semi-routine7%
No car household56%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent28%
Social rent25%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
43
Live planning apps (800m)
152
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
4
Local approval rate
76%
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)
62
Largest scheme
729 homes · Street Record, Benwell Road, Benwell Road (54-58 (even), London
Pipeline pressure
NONE

Named schemes (500m)

82, Drayton Park, lying adjacent to the Moorgate Line, London278 homes
completed
Allotment Gardens, Arvon Road, Emily Place, London249 homes
completed
36, Drayton Park, London, N5 1PB93 homes
completed
SARAH TANKEL HOUSE, 30-32, SARAH TANKEL HOUSE, 30-32, HIGHBURY GROVE, N539 homes
completed
21-22, 21-2235 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 1UP

Full postcodeN5 1UP
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.551491
Longitude-0.102187
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
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