Highbury · Islington · Islington North constituency · 51.56026, -0.09752

N5 2JS— Highbury, Islington

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

The family fortress

 

Top 5% LondonSchools 100%Safety 88/100Transport 50/100Low yield 1.82%

Best for: Families

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Strong for families — high safety and school scores

Liveability
79
Safety
88
Schools
100
Transport
50
Environment
77
Investment
37

The bottom line

N5 2JS offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £1,337,500 median — a strong choice for Families.

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Location

N5 2JS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+157.2% vs London avg
vs London income+29.3% vs London avg
vs London crime-63.0% vs London avg

Deep-dive guides for N5 2JS

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

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“The family fortress”

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How N5 2JS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gillespie Primary School

Outstanding · Inspected Nov 2023 · 2 min walk

KS2: 109.6

—

Secondary

Highbury Fields School

Not yet inspected · 11 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.0 incidents per 1,000 residents

Better than 83% of London
→ Stable

-82% vs borough

Crime by type

Other35%
Anti-social behaviour19%
Violence & sexual offences19%
Burglary13%
Theft6%
Vehicle crime4%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.3km

Crime is 63% below 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.

£1,337,500

Median sale price

Top 10% — 157% above London median

£1,337,500 is 157% above the London median (£520,000)

-56.3%

This year

Terraced

Dominant type

Price history

5-year change
+173.0%
Sales (24 months)5
New build0.0%
Avg terraced£1,567,000
Avg flat£703,050
Price per m²£13,732/m²
Price per ft²£1,276/ft²
Avg floor area101.7 m²

EPC breakdown

B
1%
C
6%
D
14%
E
7%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 2%Terraced 64%Flat 34%

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£75,000
First-time buyerFTB
£75,000
Additional propertyBTL/2nd
£115,125

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

24.6×

Price-to-income

£6,691/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£254,250
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,067
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.5%

Total change

+423%

Market Activity

Price Velocity & Acceleration

Current Velocity

-55.1%

per year

Acceleration

-77.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 50 sales

Property Type Mix

Total: 50 sales

Semi-detached2%
Terraced64%
Flat/maisonette34%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£135k£375k+178.8%2.2
Post-dot-com plateau2002–2004£208k£450k+116.8%1.3
Pre-crash peak2005–2007£425k£625k+47.1%2
GFC & correction2008–2011£960k£633k-34.1%2.2
Help-to-Buy recovery2013–2016£925k£605k-34.6%2
Brexit uncertainty2018–2019£1.14m£838k-26.5%1.5
Pandemic surge2021–2021£490k£490k+0%1
Rate-rise correction2022–2022£1.28m£1.28m+0%3
Current market2024–2026£1.57m£703k-55.1%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Weakest performer

Terraced

+0.9% alpha

Flat/maisonette+1.5% α
Local
7.1%
District
5.6%
Terraced+0.9% α
Local
8.8%
District
7.9%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

71out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing10
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
Finsbury Park Underground StationPiccadilly line
8.8 min walk
Finsbury Park→ Kings Cross· 11 tph
7 min

Nearby stations

Arsenal Underground StationPiccadilly
9 min walk
Finsbury ParkNational Rail
9 min walk
Finsbury Park Underground StationPiccadilly · Victoria
10 min walk
Manor House Underground StationPiccadilly
15 min walk
Holloway Road Underground StationPiccadilly
17 min walk
No bus stops within 400m

44

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

1.7 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★40 min
Waterloo46 min ↑
Canary Wharf54 min ↑
City48 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

1

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)22
Nearest car park471m
Santander docks (800m)0
Nearest cycle dock1.7 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: 3.2 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.4 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

8 min walk

90%

Recommend GP

90%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.3 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

64

Parks (1km)

35

Restaurants (800m)

22

Cafes (800m)

7

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

12

Convenience

Nearest supermarketHighbury Natural · 682 m
7 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

762m

Post office

Nearby shops

Arsenal Express Off Licence66 m
Shop Cuvèe67 m
Wallers Grocery71 m
Sari Ciceak Supermarket99 m

Nearby cafes

Internet Cafe73 m
Cinnamon Village86 m
Sage Kitchen97 m
Beam103 m

Nearby restaurants

Gunner Fish Bar64 m
Perfect Fried Chicken76 m
Sunlight Kebab82 m
The Mountgrove Bothy88 m

Nearby pubs

Brook Gate97 m
The Woodbine100 m
The Gunners174 m
T-Bird184 m

Nearby gyms

LIM237 m
Fitness First396 m
The Castle Climbing Centre660 m
Paddling Pool724 m

Nearby pharmacies

C+H Chemist79 m
Rowlands Pharmacy1.1 km

Nearby health

Vistara Smiles292 m
Blackstock Dental Care501 m
Statham Grove Surgery668 m
Smile & Shine Dental Practice674 m
Food hygiene (5-star)56% of 140

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

37

Investment score

Weak

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

Low gross yield (1.8%) 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
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score61/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

73.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation areaConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,173m
Crossrail 2 route1,603m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,667 nationally

2,000

Est. population

18,049/km²

71%

Employed

67%

Degree educated

£54,300

Median income

2.2%

Claimant rate

Urban coreVery high densityYoung professionals

41

Community stability

Age profile

24%
34%
21%
13%
Under 1824%
18–3434%
35–4921%
50–6413%
65+9%

Tenure

20%
25%
32%
23%
Own outright20%
Own (mortgage)25%
Private rent32%
Social rent23%

Ethnicity

44%
18%
22%
White British44%
White Other18%
Asian4%
Black22%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine11%
No car household51%
Unemployed2%
No qualifications9%

Housing tenure (Census 2021)

Private rent32%
Social rent23%

vs. London

Income vs London+29.3%
Price vs London+157.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
60
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
25
Planning apps (3 years)
8
Local approval rate
56%
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)
24
Largest scheme
711 homes · Highbury Stadium, Avenell Road, Rear of 73-103 Gillespie Road, at land 117-119 Gillespie Road; and land at 133-139 Highbury Hill, London, N5 1BU
Pipeline pressure
LOW

Named schemes (500m)

National Children'S Home Headquarters, 85, Highbury Park, Turner House, Lucerne Road & Legard Family Support Services, Legard Road, London, N5 1UD143 homes
completed
BARKWAY COURT, KINGS CRESCENT ESTATE, BARKWAY COURT, KINGS CRESCENT ESTATE, BROWNSWOOD ROAD, N4 2XL106 homes
completed
LAND TO REAR OF, 102-118, LAND TO REAR OF, 102-11838 homes
completed
Former Brownswood Library, Former Brownswood Library, Brownswood Road, N4 2ST17 homes
completed
92-98, 92-9816 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,337,500)

£75,000

Standard buyer

£75,000

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 2JS

Full postcodeN5 2JS
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.560265
Longitude-0.097522
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