Highbury · Islington · Islington North constituency · 51.55382, -0.09720

N5 2PG— Highbury, Islington

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 77/100Transport 47/100Yield 3.82%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
77
Schools
90
Transport
47
Environment
72
Investment
57

The bottom line

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

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Location

N5 2PG

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 2PG

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

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“The practical family move”

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How N5 2PG 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 · 6 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

North Islington Nursery School

Not inspected · 23 min walk

6 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 1.5km

Crime is 21% below London average

Property

Prices, sales volume and market trends

Avg floor area49.2 m²

EPC breakdown

C
16%
D
17%
E
1%

Based on 34 properties · Confidence: high

Street mix

Flat 100%

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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£123,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2023 · CAGR

+3.6%

Total change

+88%

Market Activity

Price Velocity & Acceleration

Current Velocity

-12.5%

per year

Acceleration

-8.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£168k£240k+43.3%1.7
GFC & correction2010–2010£200k£200k+0%2
Help-to-Buy recovery2014–2014£338k£338k+0%1
Brexit uncertainty2017–2017£358k£358k+0%2
Pandemic surge2021–2021£375k£375k+0%1
Rate-rise correction2022–2023£360k£315k-12.5%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
6.5%
District
6.9%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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
11.2 min walk
Canonbury

Nearby stations

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

55

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

1.3 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

11

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)22
Nearest car park250m
Santander docks (800m)0
Nearest cycle dock1.3 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: 2.5 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

8 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 · 2.2 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

71

Parks (1km)

20

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

8

Convenience

Nearest supermarketHighbury Natural · 84 m
11 tennis courts1 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)

82m

Post office

Nearby shops

Mrs Lovell's Greengrocer64 m
Da Mario68 m
Highbury News69 m
Quality Food79 m

Nearby cafes

Rendezvous73 m
Highness Café & Tea Room82 m
Profile Coffee100 m
Pia's107 m

Nearby restaurants

The Beach Hut50 m
Donna Sofia70 m
China's Taste72 m
Greggs92 m

Nearby pubs

Highbury Barn Tavern59 m
Bank of Friendship514 m
The Drayton Park Public House519 m
The Gunners584 m

Nearby gyms

LIM494 m
Fitness First612 m
Highbury Leisure Centre810 m

Nearby pharmacies

C+H Chemist771 m
Mahesh Pharmacy826 m
Rose Pharmacy1.1 km

Nearby health

Vistara Smiles434 m
Statham Grove Surgery662 m
Kindandental806 m
Future Smile Dental Practice832 m
Food hygiene (5-star)65% of 99

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

57

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

43.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,458m
Crossrail 2 route1,538m

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)
45
Live planning apps (800m)
183
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
39
Planning apps (3 years)
11
Local approval rate
74%
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)
17
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
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
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 2PG

Full postcodeN5 2PG
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.553821
Longitude-0.097200
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