Highbury · Islington · Islington North constituency · 51.55431, -0.09421

N5 2HD— Highbury, Islington

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 47/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
77
Schools
90
Transport
47
Environment
81
Investment
46

The bottom line

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

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Location

N5 2HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for N5 2HD

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How N5 2HD 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 · 4 min walk

KS2: 108.3

★★

Secondary

City of London Academy Highbury Grove

Good · Inspected Apr 2022 · 7 min walk

P8: +0.13A8: 47.2

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Comet Nursery School and Children's Centre

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.0 incidents per 1,000 residents

Better than 62% of London
↑ Rising 252.6%

from a low base — still below London average

-61% vs borough

Crime by type

Anti-social behaviour22%
Other22%
Drug offences15%
Vehicle crime13%
Violence & sexual offences12%
Theft7%
Burglary6%
Robbery1%

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 · 1.7km

Crime is 21% below London average

Property

2 Jul

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£27,451/m²
Price per ft²£2,550/ft²
Avg floor area106.6 m²

EPC breakdown

C
2%
D
11%
E
4%

Based on 17 properties · Confidence: medium

Street mix

Semi 14%Terraced 43%Flat 41%Other 2%

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£266,500
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, 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

1995–2025 · CAGR

+8.9%

Total change

+1205%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

-350.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached15%
Terraced45%
Flat/maisonette40%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£215k£495k+130.8%2
Post-dot-com plateau2003–2004£518k£514k-0.8%2
Pre-crash peak2005–2007£438k£807k+84.3%3.3
GFC & correction2008–2011£825k£1.28m+55.2%1.3
Help-to-Buy recovery2015–2015£604k£604k+0%4
Brexit uncertainty2017–2017£599k£599k+0%1
Pandemic surge2021–2021£730k£730k+0%3
Current market2024–2025£3.20m£2.80m-12.5%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Weakest performer

Terraced

-1% alpha

Flat/maisonette+0.2% α
Local
6.5%
District
6.3%
Terraced-1% α
Local
12.4%
District
13.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

37out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Highbury & Islington Underground StationVictoria line
13.1 min walk
Canonbury

Nearby stations

CanonburyNational Rail
8 min walk
Arsenal Underground StationPiccadilly
13 min walk
Highbury & Islington Underground StationVictoria
14 min walk
Highbury & Islington Rail StationMildmay · Windrush
14 min walk
Holloway Road Underground StationPiccadilly
17 min walk
No bus stops within 400m

50

Walkability score

83

Footpaths (500m)

0

Santander docks (800m)

1.4 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

9

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)22
Nearest car park317m
Santander docks (800m)0
Nearest cycle dock1.4 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 AONB47% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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

6 min walk

90%

Recommend GP

90%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.2 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

71

Parks (1km)

19

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Highbury Barn Tavern (272 m)

Nearest supermarketHighbury Natural · 283 m
11 tennis courts1 swimming pools

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)

294m

Post office

Nearby shops

Da Mario263 m
Mrs Lovell's Greengrocer269 m
Highbury News283 m
Quality Food292 m

Nearby cafes

Highness Café & Tea Room285 m
Rendezvous287 m
Profile Coffee314 m
Pia's319 m

Nearby restaurants

The Beach Hut256 m
Donna Sofia262 m
China's Taste287 m
Primeur288 m

Nearby pubs

Highbury Barn Tavern272 m
The Leconfield391 m
BeBopaLula418 m
Clissold Park Tavern458 m

Nearby gyms

LIM520 m
pilates living N16700 m
Mudra Yoga701 m
Lana & Friends709 m

Nearby pharmacies

Mahesh Pharmacy691 m
C+H Chemist769 m

Nearby health

Vistara Smiles464 m
Statham Grove Surgery465 m
Kindandental676 m
Future Smile Dental Practice708 m
Food hygiene (5-star)66% of 108

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

46

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

46

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,522m
Crossrail 2 route1,335m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,558 nationally

1,313

Est. population

14,675/km²

71%

Employed

64%

Degree educated

£44,200

Median income

5.1%

Claimant rate

Inner cityHigh densityYoung professionals

40

Community stability

Age profile

13%
34%
22%
18%
Under 1813%
18–3434%
35–4922%
50–6418%
65+12%

Tenure

16%
23%
27%
33%
Own outright16%
Own (mortgage)23%
Private rent27%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

52%
21%
White British52%
White Other21%
Asian7%
Black8%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine10%
No car household62%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Social rent33%
Private rent27%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
37
Live planning apps (800m)
154
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
36
Planning apps (3 years)
12
Local approval rate
75%
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)

Highbury Hotel, 42 - 52, Highbury Grove, London, N5 2AG30 homes
completed
111, 111, GREEN LANES, PETHERTON ROAD (118), N1616 homes
completed
THE CHESTNUTS, 38G, THE CHESTNUTS, 38G15 homes
completed
LAND AT REAR OF, 107-109, LAND AT REAR OF, 107-109, GREEN LANES, N1612 homes
completed
PETHERTON HOUSE, 27-29, PETHERTON HOUSE, 27-29, PETHERTON ROAD, N510 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 2HD

Full postcodeN5 2HD
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.554312
Longitude-0.094208
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