Highbury · Islington · Islington South and Finsbury constituency · 51.55264, -0.10259

N5 1UU— Highbury, Islington

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

The overachiever's postcode

 

Top 5% LondonSchools 100%Safety 71/100Transport 63/100Low yield 2.77%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
75
Safety
71
Schools
60
Transport
63
Environment
72
Investment
53

The bottom line

N5 1UU offers exceptional schools (100% Good/Outstanding) and low crime at £876,000 median — 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 1UU

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+68.5% vs London avg
vs London income+24.0% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for N5 1UU

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

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“The overachiever's postcode”

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How N5 1UU 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 · 1 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 22 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 · 1.4km

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£876,000

Median sale price

Top 25% — 68% above London median

£876,000 is 68% above the London median (£520,000)

+31.8%

This year

Terraced

Dominant type

Price history

5-year change
+377.1%
Sales (24 months)5
New build0.0%
Avg terraced£2,273,750
Avg flat£606,855
Price per m²£8,303/m²
Price per ft²£771/ft²
Avg floor area111 m²

EPC breakdown

C
8%
D
22%
E
4%
G
1%

Based on 35 properties · Confidence: high

Street mix

Semi 11%Terraced 47%Detached 2%Flat 40%

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£31,300
First-time buyerFTB
£31,300
Additional propertyBTL/2nd
£57,580

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

16.8×

Price-to-income

£4,382/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£277,500
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)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,067
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.5%

Total change

+403%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.5%

per year

Acceleration

-44.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 55 sales

Property Type Mix

Total: 55 sales

Detached1.8%
Semi-detached10.9%
Terraced47.3%
Flat/maisonette40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£174k£275k+58%3.4
Post-dot-com plateau2001–2004£368k£563k+53.1%1.5
Pre-crash peak2005–2007£314k£860k+173.9%1.5
GFC & correction2012–2012£498k£498k+0%1
Help-to-Buy recovery2013–2016£1.13m£1.11m-1.6%3
Brexit uncertainty2018–2019£1.26m£815k-35.6%2.5
Pandemic surge2020–2020£563k£563k+0%3
Rate-rise correction2022–2023£1.77m£1.70m-4%3
Current market2025–2025£876k£876k+0%5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Weakest performer

Flat/maisonette

-0.6% alpha

Terraced+0.1% α
Local
8.6%
District
8.5%
Flat/maisonette-0.6% α
Local
4.9%
District
5.5%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
8.4 min walk
Drayton Park

Nearby stations

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

59

Walkability score

83

Footpaths (500m)

0

Santander docks (800m)

1.1 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

13

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)22
Nearest car park219m
Santander docks (800m)0
Nearest cycle dock1.1 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: 2.3 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 64%
Above average green space

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 hospitalMoorfields at Hoxton · 2.2 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

79

Parks (1km)

45

Restaurants (800m)

33

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

18

Sports (1km)

1

Convenience

Nearest supermarketAddis Food and Wine · 162 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)

2

Cinemas (2km)

316m

Post office

Nearby shops

Tesco Express239 m
Godfreys.co313 m
Wine Rack315 m
Quality Food319 m

Nearby cafes

Wagon Cafe154 m
Oasis in the Park247 m
Pia's291 m
Profile Coffee296 m

Nearby restaurants

Greggs305 m
China's Taste324 m
Westerns Laundry348 m
The Beach Hut361 m

Nearby pubs

The Drayton Park Public House170 m
Highbury Barn Tavern341 m
The Horatia502 m
Zubi Bar & Lounge530 m

Nearby gyms

The Movement Studio506 m
Highbury Leisure Centre558 m
Fit4less Highbury & Islington608 m
BodyJunkies621 m

Nearby pharmacies

Egerton Pharmacy541 m
Hornsey Road Pharmacy699 m
Rose Pharmacy839 m
C+H Chemist944 m

Nearby health

The Holloway Medical Clinic504 m
The Medical Clinic528 m
Notvello542 m
pulse550 m
Food hygiene (5-star)63% of 145

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

53

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£2,025London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

68.1

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,325m
Crossrail 2 route1,687m

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%
Price vs London+68.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
33
Live planning apps (800m)
125
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
3
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
100, Drayton Park, London84 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£876,000)

£31,300

Standard buyer

£31,300

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 1UU

Full postcodeN5 1UU
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.552640
Longitude-0.102586
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