Highbury · Islington · Islington North constituency · 51.55474, -0.09348

N5 2PZ— Highbury, Islington

Location and area intelligence for N5 2PZ, 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
71
Safety
77
Schools
90
Transport
47
Environment
82
Investment
45

The bottom line

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

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Location

N5 2PZ

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 2PZ

🛡️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🍕 Buzzing

“The family fortress”

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How N5 2PZ 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 · 8 min walk

P8: +0.13A8: 47.2

100% of local schools rated Good or Outstanding · based on 19 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)

1

Serious within 200m

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£4,759/m²
Price per ft²£442/ft²
Avg floor area80.2 m²

EPC breakdown

B
1%
C
9%
D
25%
E
2%

Based on 37 properties · Confidence: high

Street mix

Semi 3%Terraced 31%Flat 64%Other 3%

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£200,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+3.7%

Total change

+187%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.5%

per year

Acceleration

-25.41

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached2.6%
Terraced31.6%
Flat/maisonette65.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£131k£180k+37.9%2.2
Post-dot-com plateau2001–2004£485k£314k-35.3%1.2
Pre-crash peak2005–2007£295k£306k+3.7%1.7
GFC & correction2009–2010£670k£648k-3.3%1.5
Help-to-Buy recovery2013–2016£540k£885k+63.9%1.8
Brexit uncertainty2018–2019£759k£683k-10%2.5
Rate-rise correction2023–2023£600k£600k+0%1
Current market2024–2024£375k£375k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+7% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Terraced+7% α
Local
21.1%
District
14.1%
Flat/maisonette-0.2% α
Local
7.5%
District
7.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing3
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
13.9 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
15 min walk
Holloway Road Underground StationPiccadilly
17 min walk
No bus stops within 400m

50

Walkability score

91

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

8

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)22
Nearest car park335m
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 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: 2.7 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 70%
More green space than 96% 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

5 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)

21

Restaurants (800m)

15

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

19

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Highbury Barn Tavern (333 m)

Nearest supermarketHighbury Natural · 339 m
11 tennis courts2 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)

261m

Post office

Nearby shops

Da Mario319 m
Mrs Lovell's Greengrocer328 m
Highbury News345 m
Jega Superstore355 m

Nearby cafes

Mym's Organic Refill Station, Kitchen and Cafe260 m
Highness Café & Tea Room342 m
Rendezvous350 m
One root bakery360 m

Nearby restaurants

Primeur239 m
Panda Oriental278 m
Pizza GoGo294 m
The Beach Hut315 m

Nearby pubs

Highbury Barn Tavern333 m
The Leconfield352 m
BeBopaLula379 m
Clissold Park Tavern392 m

Nearby gyms

LIM513 m
pilates living N16631 m
Mudra Yoga632 m
Lana & Friends639 m

Nearby pharmacies

Mahesh Pharmacy689 m
C+H Chemist747 m
Allen Pharmacy749 m

Nearby health

Statham Grove Surgery396 m
Vistara Smiles461 m
Kindandental678 m
Future Smile Dental Practice712 m
Food hygiene (5-star)64% of 112

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

45

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 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

61.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,573m
Crossrail 2 route1,287m

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)
36
Live planning apps (800m)
140
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
1
Planning apps (12 months)
34
Planning apps (3 years)
12
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)
26
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)

132, 132, Green Lanes, N16 9EG30 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 2PZ

Full postcodeN5 2PZ
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.554741
Longitude-0.093483
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