Highbury · Islington · Islington North constituency · 51.55256, -0.09604

N5 2BA— Highbury, Islington

Location and area intelligence for N5 2BA, Highbury, Islington

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 54/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
72
Schools
90
Transport
54
Environment
72
Investment
49

The bottom line

N5 2BA offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

N5 2BA

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+5.2% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for N5 2BA

🛡️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🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

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How N5 2BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Joan of Arc RC Primary School

Not yet inspected · 6 min walk

KS2: 108.3

★★

Secondary

City of London Academy Highbury Grove

Good · Inspected Apr 2022 · 4 min walk

P8: +0.13A8: 47.2

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 · 25 min walk

8 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

83.8 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 196.2%

-37% vs borough

Crime by type

Other34%
Violence & sexual offences21%
Anti-social behaviour13%
Drug offences11%
Burglary6%
Vehicle crime5%
Robbery4%
Theft4%

Stop & search

0.5

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 +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N5 district median

£636,250

Based on 148 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£18,405/m²
Price per ft²£1,710/ft²
Avg floor area126.5 m²

EPC breakdown

C
1%
D
10%
E
2%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 40%Terraced 25%Flat 35%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£316,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+11.6%

Total change

+2288%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

+15.72

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £350k–£400k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached40%
Terraced25%
Flat/maisonette35%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£108k£435k+304.7%1.2
Post-dot-com plateau2001–2002£65k£253k+288.5%1.5
Pre-crash peak2005–2006£750k£783k+4.3%1.5
Help-to-Buy recovery2013–2015£1.09m£440k-59.6%1
Brexit uncertainty2018–2019£1.40m£2.00m+42.9%1
Pandemic surge2021–2021£2.77m£2.77m+0%2
Current market2024–2025£2.46m£2.57m+4.4%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
15.3%
District
15.6%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

35out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing7
Trend Position40

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
10.3 min walk
Canonbury

Nearby stations

CanonburyNational Rail
6 min walk
Highbury & Islington Underground StationVictoria
11 min walk
Highbury & Islington Rail StationMildmay · Windrush
11 min walk
Arsenal Underground StationPiccadilly
13 min walk
Holloway Road Underground StationPiccadilly
15 min walk
No bus stops within 400m

53

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

1.2 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

15

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)56
Nearest car park203m
Santander docks (800m)0
Nearest cycle dock1.2 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 2.4 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: 851 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 yield850.9 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 · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

16

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

15

Sports (1km)

7

Convenience

Nearest supermarketHighbury Natural · 236 m
11 tennis courts1 swimming pools1 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)

178m

Post office

Nearby shops

Wine Rack176 m
Quality Food180 m
Highbury News196 m
Godfreys.co213 m

Nearby cafes

Rendezvous185 m
Pia's196 m
Profile Coffee199 m
Highness Café & Tea Room232 m

Nearby restaurants

China's Taste190 m
The Beach Hut204 m
Greggs208 m
Donna Sofia228 m

Nearby pubs

Highbury Barn Tavern198 m
The Snooty Fox503 m
The Leconfield532 m
BeBopaLula558 m

Nearby gyms

LIM648 m
Highbury Leisure Centre748 m
Fitness First773 m
pilates living N16929 m

Nearby pharmacies

Mahesh Pharmacy691 m
C+H Chemist922 m
Rose Pharmacy973 m

Nearby health

Vistara Smiles588 m
Kindandental668 m
Future Smile Dental Practice692 m
Statham Grove Surgery693 m
Food hygiene (5-star)65% of 94

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

49

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score23/100
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

53.9

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,321m
Crossrail 2 route1,409m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,265 nationally

1,873

Est. population

11,336/km²

63%

Employed

63%

Degree educated

£44,200

Median income

5.4%

Claimant rate

Urban coreHigh densityYoung professionals

40

Community stability

Age profile

18%
29%
23%
18%
Under 1818%
18–3429%
35–4923%
50–6418%
65+11%

Tenure

19%
19%
28%
32%
Own outright19%
Own (mortgage)19%
Private rent28%
Social rent32%
Shared ownership1%
Rent free0%

Ethnicity

47%
23%
White British47%
White Other23%
Asian9%
Black10%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine12%
No car household60%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Social rent32%
Private rent28%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
62
Live planning apps (800m)
204
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
40
Planning apps (3 years)
11
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
1
Under construction
0
Completed (3yr)
21
Largest scheme
143 homes · National Children'S Home Headquarters, 85, Highbury Park, Turner House, Lucerne Road & Legard Family Support Services, Legard Road, London, N5 1UD
Pipeline pressure
LOW

Named schemes (500m)

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
108A, 108A13 homes
completed
Spring Villa, 2 - 4, Leigh Road, LEIGH ROAD (2-4), London12 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 2BA

Full postcodeN5 2BA
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.552561
Longitude-0.096041
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