Highbury · Islington · Islington North constituency · 51.55836, -0.09799

N5 2SS— Highbury, Islington

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

The family fortress

 

Top 5% LondonSchools 100%Safety 88/100Transport 51/100Yield 3.82%

Best for: Families

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Standout strength: safety

Liveability
78
Safety
88
Schools
60
Transport
51
Environment
77
Investment
63

The bottom line

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

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Location

N5 2SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N5 2SS

🛡️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 2SS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Joan of Arc RC Primary School

Not yet inspected · 3 min walk

KS2: 108.3

—

Secondary

Highbury Fields School

Not yet inspected · 8 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 18 min walk

7 primaries · 3 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

Prices, sales volume and market trends

Avg floor area95.4 m²

EPC breakdown

C
8%
D
9%

Based on 17 properties · Confidence: medium

Street mix

Semi 5%Terraced 13%Flat 80%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

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£238,500
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 EAnnual charge £2,067
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+9%

Total change

+1021%

Market Activity

Price Velocity & Acceleration

Current Velocity

+58.2%

per year

Acceleration

+47.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 38 sales

Property Type Mix

Total: 38 sales

Semi-detached5.3%
Terraced13.2%
Flat/maisonette81.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£120k£170k+41.7%1.8
Post-dot-com plateau2003–2003£229k£229k+0%4
Pre-crash peak2005–2007£295k£190k-35.6%2.3
GFC & correction2009–2011£370k£400k+8%1.7
Help-to-Buy recovery2013–2015£375k£760k+102.7%1
Brexit uncertainty2018–2019£637k£622k-2.3%1.5
Pandemic surge2021–2021£765k£765k+0%1
Rate-rise correction2022–2023£850k£1.34m+58.2%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
7.3%
District
7%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Arsenal Underground StationPiccadilly line
7.9 min walk
Drayton Park

Nearby stations

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

49

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

1.6 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)

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Parking & EV

Car parks, spaces and charging points

1

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)22
Nearest car park258m
Santander docks (800m)0
Nearest cycle dock1.6 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.0 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% 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

8 min walk

90%

Recommend GP

90%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.5 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

68

Parks (1km)

30

Restaurants (800m)

20

Cafes (800m)

5

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

12

Convenience

Nearest supermarketHighbury Natural · 468 m
11 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

549m

Post office

Nearby shops

Off licence42 m
Arsenal Supermarket45 m
Seasons & Blossoms82 m
Arsenal Express Off Licence227 m

Nearby cafes

Cinnamon Village81 m
Cafe N5106 m
Franks113 m
Beam165 m

Nearby restaurants

Rabieng36 m
Il Guscio41 m
Mihan55 m
Song Sushi96 m

Nearby pubs

Bank of Friendship54 m
The Gunners93 m
The Woodbine132 m
Brook Gate292 m

Nearby gyms

LIM31 m
Fitness First298 m
Mudra Yoga753 m
pilates living N16758 m

Nearby pharmacies

C+H Chemist264 m

Nearby health

Vistara Smiles77 m
Statham Grove Surgery618 m
Blackstock Dental Care653 m
Smile & Shine Dental Practice829 m
Food hygiene (5-star)60% of 117

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score29/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

56.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumLow-deprivation area

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,960m
Crossrail 2 route1,623m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
103
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
34
Planning apps (3 years)
10
Local approval rate
65%
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)

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 1BU711 homes
completed
National Children'S Home Headquarters, 85, Highbury Park, Turner House, Lucerne Road & Legard Family Support Services, Legard Road, London, N5 1UD143 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
THE CHESTNUTS, 38G, THE CHESTNUTS, 38G15 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 2SS

Full postcodeN5 2SS
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.558357
Longitude-0.097991
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