Highbury · Islington · Islington North constituency · 51.56034, -0.09355

N5 2SU— Highbury, Islington

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

The family fortress

 

Top 5% LondonSchools 100%Safety 88/100Transport 44/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
79
Safety
88
Schools
60
Transport
44
Environment
78
Investment
51

The bottom line

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

Less suited to Car-free commuters.

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Location

N5 2SU

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 2SU

🛡️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 2SU 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 · 6 min walk

KS2: 108.3

—

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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 19 min walk

8 primaries · 1 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.2km

Crime is 63% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,733/m²
Price per ft²£718/ft²
Avg floor area73.6 m²

EPC breakdown

B
37%
C
30%
D
13%
E
6%
F
1%

Based on 87 properties · Confidence: high

Street mix

Terraced 13%Flat 87%

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£184,000
Rebuild cost per m²£2,500/m²

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

Construction era2011
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 potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+504%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.7%

per year

Acceleration

-21.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £300k–£350k · 71 sales

Property Type Mix

Total: 71 sales

Terraced12.7%
Flat/maisonette87.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£82k£151k+84.1%2.5
Post-dot-com plateau2001–2004£171k£265k+54.8%2.5
Pre-crash peak2005–2007£200k£285k+42.5%1.7
GFC & correction2008–2012£532k£989k+86.1%1.8
Help-to-Buy recovery2013–2016£320k£525k+64.1%3.7
Brexit uncertainty2017–2019£338k£220k-34.8%2
Pandemic surge2020–2021£584k£770k+31.9%2.5
Rate-rise correction2022–2023£500k£510k+2.1%2.5
Current market2024–2025£561k£495k-11.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
8.3%
District
6.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
Manor House Underground StationPiccadilly line
13.5 min walk
Canonbury

Nearby stations

Arsenal Underground StationPiccadilly
12 min walk
Finsbury Park Underground StationPiccadilly · Victoria
13 min walk
Manor House Underground StationPiccadilly
15 min walk
CanonburyNational Rail
16 min walk
Stoke Newington Rail StationGreater Anglia · Weaver
19 min walk
No bus stops within 400m

39

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

1.8 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

3

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)22
Nearest car park563m
Santander docks (800m)0
Nearest cycle dock1.8 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 3.3 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.2 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

3

Dentists within 1km

4

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 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

46

Parks (1km)

29

Restaurants (800m)

17

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

21

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Clissold Park Tavern (338 m)

Nearest supermarketHighbury Natural · 762 m
10 tennis courts1 swimming pools4 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)

617m

Post office

Nearby shops

New Local Minimarket228 m
Sainsbury's Local263 m
Costcutter298 m
Arsenal Express Off Licence340 m

Nearby cafes

Fink's Pump House145 m
Sage Kitchen278 m
Hourglass Coffee311 m
Internet Cafe342 m

Nearby restaurants

The White House114 m
Finks Salt and Sweet219 m
The Mountgrove Bothy295 m
Perfect Fried Chicken338 m

Nearby pubs

Clissold Park Tavern338 m
Brook Gate340 m
The Woodbine344 m
The Gunners402 m

Nearby gyms

LIM409 m
Paddling Pool450 m
Mudra Yoga473 m
pilates living N16481 m

Nearby pharmacies

C+H Chemist339 m
Safedale Pharmacy709 m
Allen Pharmacy805 m
Rowlands Pharmacy1.1 km

Nearby health

Vistara Smiles436 m
Statham Grove Surgery461 m
Blackstock Dental Care718 m
The Heron Practice884 m
Food hygiene (5-star)57% of 113

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

51

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months0

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

12/100

Velocity score

Future outlook

67.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,194m
Crossrail 2 route1,329m

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)
53
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
1
Planning apps (12 months)
17
Planning apps (3 years)
9
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)
29
Largest scheme
402 homes · STOKE NEWINGTON FILTER BEDS, STOKE NEWINGTON FILTER BEDS, GREEN LANES, N4
Pipeline pressure
LOW

Named schemes (500m)

BARKWAY COURT, KINGS CRESCENT ESTATE, BARKWAY COURT, KINGS CRESCENT ESTATE, BROWNSWOOD ROAD, N4 2XL106 homes
completed
393, Highbury Quadrant, London, N5 2BF38 homes
completed
32 & 34, 32 & 34, BROWNSWOOD ROAD, N436 homes
completed
208-212, 208-212, GREEN LANES, N1624 homes
completed
Former Brownswood Library, Former Brownswood Library, Brownswood Road, N4 2ST17 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 2SU

Full postcodeN5 2SU
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.560335
Longitude-0.093552
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