Highbury · Islington · Islington North constituency · 51.55052, -0.09653

N5 2EE— Highbury, Islington

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 56/100~4% yield · indicativeOnly 1 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
56
Environment
73
Investment
48

The bottom line

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

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Location

N5 2EE

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 2EE

🛡️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

“High-connectivity investment target”

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How N5 2EE 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 · 8 min walk

KS2: 108.3

★★

Secondary

City of London Academy Highbury Grove

Good · Inspected Apr 2022 · 2 min walk

P8: +0.13A8: 47.2

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 24 min walk

7 primaries · 2 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 · 1.2km

Crime is +29% above London average

Property

24 Apr

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£9,490/m²
Price per ft²£882/ft²
Avg floor area84.3 m²

EPC breakdown

B
74%

Based on 74 properties · Confidence: high

Street mix

Terraced 15%Flat 85%

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£210,750
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.25 W/m²K
Roof(other premises above)
Heating fuelelectricity (community)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2024 · CAGR

+2.1%

Total change

+23%

Market Activity

Price Velocity & Acceleration

Current Velocity

+248.6%

per year

Acceleration

+312.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 54 sales

Property Type Mix

Total: 54 sales

Terraced14.8%
Flat/maisonette85.2%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£648k£541k-16.5%16
Brexit uncertainty2017–2019£1.17m£633k-46.1%2
Pandemic surge2020–2020£230k£230k+0%1
Current market2024–2024£800k£800k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+20.9% alpha

Weakest performer

Flat/maisonette

-0.8% alpha

Terraced+20.9% α
Local
22.2%
District
1.3%
Flat/maisonette-0.8% α
Local
0.1%
District
0.9%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing24
Trend Position10

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
7.9 min walk
Canonbury

Nearby stations

CanonburyNational Rail
5 min walk
Highbury & Islington Underground StationVictoria
8 min walk
Highbury & Islington Rail StationMildmay · Windrush
9 min walk
Arsenal Underground StationPiccadilly
15 min walk
Holloway Road Underground StationPiccadilly
15 min walk
No bus stops within 400m

51

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

1.1 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

18

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)56
Nearest car park50m
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: 2.2 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.9 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

11 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 1.8 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

81

Parks (1km)

16

Restaurants (800m)

20

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Highbury Barn Tavern (382 m)

Nearest supermarketHighbury Natural · 422 m
11 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

344m

Post office

Nearby shops

Wine Rack339 m
Quality Food348 m
Grosvenor Wines348 m
Highbury News374 m

Nearby cafes

Oasis in the Park236 m
The Coffee Run322 m
Pia's346 m
Good Manners349 m

Nearby restaurants

China's Taste364 m
Greggs373 m
The Beach Hut398 m
Donna Sofia424 m

Nearby pubs

Highbury Barn Tavern382 m
The Snooty Fox393 m
The Nook413 m
The Alwyne Castle458 m

Nearby gyms

Highbury Leisure Centre574 m
LIM864 m
Fitness First955 m

Nearby pharmacies

Mahesh Pharmacy671 m
Rose Pharmacy767 m
Apex Pharmacy1.1 km
C+H Chemist1.1 km

Nearby health

Kindandental641 m
Future Smile Dental Practice654 m
Islington Smiles755 m
Vistara Smiles804 m
Food hygiene (5-star)67% of 86

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

48

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months0

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

4/100

Velocity score

Future outlook

59.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,092m
Crossrail 2 route1,247m

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
No
Article 4 area
No
Listed buildings (800m)
83
Live planning apps (800m)
238
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
38
Planning apps (3 years)
11
Local approval rate
82%
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)
62
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
108A, 108A13 homes
completed
Spring Villa, 2 - 4, Leigh Road, LEIGH ROAD (2-4), London12 homes
completed
58, Highbury Grove, London, N5 2AG8 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 2EE

Full postcodeN5 2EE
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.550519
Longitude-0.096530
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