Highbury · Islington · Islington North constituency · 51.55779, -0.09571

N5 2TL— Highbury, Islington

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 40/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
72
Schools
60
Transport
40
Environment
78
Investment
40

The bottom line

N5 2TL 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 2TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime+77.0% vs London avg

Deep-dive guides for N5 2TL

🛡️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

“High-connectivity investment target”

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How N5 2TL 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 · 2 min walk

KS2: 108.3

—

Secondary

Highbury Fields School

Not yet inspected · 9 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

114.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences26%
Other20%
Anti-social behaviour15%
Theft10%
Vehicle crime10%
Burglary9%
Drug offences8%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 2.0km

Crime is +77% above 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£6,626/m²
Price per ft²£616/ft²
Avg floor area76 m²

EPC breakdown

C
9%
D
11%

Based on 20 properties · Confidence: medium

Street mix

Semi 8%Terraced 33%Flat 58%

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£190,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,503
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2025 · CAGR

+4%

Total change

+146%

Market Activity

Price Velocity & Acceleration

Current Velocity

+103.8%

per year

Acceleration

+150.77

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced33.3%
Flat/maisonette58.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£199k£132k-33.7%1.5
Pre-crash peak2006–2007£192k£358k+86.7%2
GFC & correction2008–2008£250k£250k+0%1
Help-to-Buy recovery2014–2014£785k£785k+0%1
Brexit uncertainty2019–2019£453k£453k+0%1
Rate-rise correction2022–2022£240k£240k+0%1
Current market2025–2025£489k£489k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Arsenal Underground StationPiccadilly line
9.9 min walk
Canonbury

Nearby stations

Arsenal Underground StationPiccadilly
10 min walk
CanonburyNational Rail
13 min walk
Finsbury Park Underground StationPiccadilly · Victoria
13 min walk
Holloway Road Underground StationPiccadilly
17 min walk
Highbury & Islington Underground StationVictoria
17 min walk
No bus stops within 400m

45

Walkability score

26

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

2

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)22
Nearest car park245m
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 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: 3.0 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 70%
More green space than 91% 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

4

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.5 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

66

Parks (1km)

35

Restaurants (800m)

19

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

18

Sports (1km)

4

Convenience

Nearest supermarketHighbury Natural · 442 m
11 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

516m

Post office

Nearby shops

Seasons & Blossoms171 m
Off licence186 m
Arsenal Supermarket213 m
New Local Minimarket277 m

Nearby cafes

Franks166 m
Cafe N5167 m
Cinnamon Village203 m
One root bakery261 m

Nearby restaurants

Au lac165 m
Farang169 m
Mihan180 m
Rabieng190 m

Nearby pubs

Bank of Friendship221 m
The Gunners258 m
The Woodbine265 m
Clissold Park Tavern341 m

Nearby gyms

LIM190 m
Fitness First460 m
Mudra Yoga604 m
pilates living N16608 m

Nearby pharmacies

C+H Chemist375 m

Nearby health

Vistara Smiles172 m
Statham Grove Surgery451 m
Blackstock Dental Care793 m
Smile & Shine Dental Practice968 m
Food hygiene (5-star)59% of 140

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

E

High street health

Investment

Investment grade, yield and market outlook

40

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 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

42

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,903m
Crossrail 2 route1,461m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,519 nationally

1,533

Est. population

23,007/km²

57%

Employed

43%

Degree educated

£44,200

Median income

8.7%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

24%
28%
22%
16%
Under 1824%
18–3428%
35–4922%
50–6416%
65+9%

Tenure

13%
19%
58%
Own outright8%
Own (mortgage)13%
Private rent19%
Social rent58%
Shared ownership1%
Rent free0%

Ethnicity

32%
18%
20%
White British32%
White Other18%
Asian8%
Black20%
Mixed8%
Other13%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine20%
No car household64%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Social rent58%
Private rent19%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
105
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
12
Local approval rate
69%
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
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
393, Highbury Quadrant, London, N5 2BF38 homes
completed
THE CHESTNUTS, 38G, THE CHESTNUTS, 38G15 homes
completed
178-184, 178-184, BLACKSTOCK ROAD, N513 homes
completed
272, Highbury New Park, London10 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 2TL

Full postcodeN5 2TL
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.557789
Longitude-0.095707
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