Mildmay · Islington · Islington North constituency · 51.55354, -0.09001

N5 2RG— Mildmay, Islington

Location and area intelligence for N5 2RG, Mildmay, Islington

The family fortress

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 48/100Yield 4.34%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
76
Schools
60
Transport
48
Environment
77
Investment
63

The bottom line

N5 2RG offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £560,100 median — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N5 2RG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+7.7% vs London avg
vs London income+3.8% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for N5 2RG

🛡️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 2RG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Grasmere Primary School

Not yet inspected · 6 min walk

KS2: 102.6

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 8 min walk

P8: +0.30A8: 52.3

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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.3 incidents per 1,000 residents

Better than 58% of London
↑ Rising 506.3%

-58% vs borough

Crime by type

Other26%
Violence & sexual offences19%
Anti-social behaviour15%
Theft13%
Drug offences9%
Vehicle crime9%
Burglary6%
Robbery2%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.4km

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£560,100

Median sale price

Above London median by 8%

£560,100 is 8% above the London median (£520,000)

+74.7%

This year

Flat

Dominant type

Price history

5-year change
+31.4%
Sales (24 months)6
New build0.0%
Avg flat£560,100
Price per m²£9,093/m²
Price per ft²£845/ft²
Avg floor area65.4 m²

EPC breakdown

B
3%
C
23%
D
18%
E
5%

Based on 49 properties · Confidence: high

Street mix

Terraced 3%Flat 95%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

Stamp duty

Standard buyer£15,505
First-time buyerFTB
£6,755
Additional propertyBTL/2nd
£32,308

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

12.8×

Price-to-income

£2,802/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£163,500
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6%

Total change

+474%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.5%

per year

Acceleration

+51.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 58 sales

Property Type Mix

Total: 58 sales

Terraced3.4%
Flat/maisonette96.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£121k£140k+15.7%2.4
Post-dot-com plateau2001–2004£167k£189k+13.2%2.8
Pre-crash peak2005–2007£221k£718k+225%3
GFC & correction2009–2012£320k£397k+24.1%2
Help-to-Buy recovery2013–2016£495k£615k+24.2%1.7
Brexit uncertainty2019–2019£445k£445k+0%2
Pandemic surge2021–2021£426k£426k+0%3
Rate-rise correction2022–2023£810k£450k-44.4%2
Current market2024–2025£455k£694k+52.5%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
7.5%
District
6.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
14.7 min walk
Canonbury

Nearby stations

CanonburyNational Rail
7 min walk
Dalston Kingsland Rail StationMildmay
15 min walk
Highbury & Islington Underground StationVictoria
15 min walk
Highbury & Islington Rail StationGreat Northern · Windrush
16 min walk
Arsenal Underground StationPiccadilly
17 min walk
No bus stops within 400m

48

Walkability score

153

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

14

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)45
Nearest car park470m
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: 2.7 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.3 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

4

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.1 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

99

Parks (1km)

25

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketHighbury Natural · 577 m
2 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

196m

Post office

Nearby shops

Ege245 m
Green Off Licence392 m
Lemporium397 m
Stella's440 m

Nearby cafes

Mym's Organic Refill Station, Kitchen and Cafe202 m
Flying Frenchman342 m
No 60 Brasserie369 m
Lot 103442 m

Nearby restaurants

Primeur104 m
Panda Oriental152 m
Pizza GoGo183 m
Papa John's217 m

Nearby pubs

The Leconfield100 m
BeBopaLula126 m
Cadet371 m
The Cellar Taps406 m

Nearby gyms

pilates living N16616 m
Lana & Friends618 m
Mudra Yoga621 m
Hackey Aerial Yoga688 m

Nearby pharmacies

Mahesh Pharmacy440 m
Allen Pharmacy601 m
Safedale Pharmacy950 m

Nearby health

Statham Grove Surgery405 m
Kindandental436 m
Future Smile Dental Practice471 m
Kindandental 2478 m
Food hygiene (5-star)58% of 102

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

63

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score31/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months2

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

17/100

Velocity score

Future outlook

70.8

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,462m
Crossrail 2 route1,039m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,967 nationally

1,753

Est. population

14,097/km²

68%

Employed

68%

Degree educated

£43,600

Median income

4.1%

Claimant rate

Inner cityHigh densityYoung professionals

35

Community stability

Age profile

18%
40%
22%
14%
Under 1818%
18–3440%
35–4922%
50–6414%
65+7%

Tenure

21%
36%
28%
Own outright13%
Own (mortgage)21%
Private rent36%
Social rent28%
Shared ownership1%

Ethnicity

48%
23%
White British48%
White Other23%
Asian8%
Black9%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine10%
No car household65%
Unemployed6%
No qualifications9%

Housing tenure (Census 2021)

Private rent36%
Social rent28%

vs. London

Income vs London+3.8%
Price vs London+7.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
67
Live planning apps (800m)
133
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
4
Major developments (800m)
2
Planning apps (12 months)
29
Planning apps (3 years)
15
Local approval rate
79%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
27
Largest scheme
136 homes · 1, Mildmay Avenue, and Service House, 3, Mildmay Avenue, London, N1 4FD
Pipeline pressure
NONE

Named schemes (500m)

132, 132, Green Lanes, N16 9EG30 homes
completed
111, 111, GREEN LANES, PETHERTON ROAD (118), N1616 homes
completed
50, 50, GREEN LANES, N16 9NH15 homes
completed
35, 3513 homes
completed
LAND AT REAR OF, 107-109, LAND AT REAR OF, 107-109, GREEN LANES, N1612 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
16.6%
Ward turnout
43%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
7,247
Constituency
Islington North

Councillors

Sophia BrownGreen
Jackson CainesGreen
Carlos ValeroGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£560,100)

£15,505

Standard buyer

£6,755

First-time buyer

Save £8,750

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 2RG

Full postcodeN5 2RG
Postcode districtN5
BoroughLondon Borough of Islington
WardMildmay
Latitude51.553542
Longitude-0.090013
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