Highbury · Islington · Islington North constituency · 51.55894, -0.09263

N5 2TX— Highbury, Islington

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

High-connectivity investment target

 

Schools 100%Safety 72/100Transport 36/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
65
Safety
72
Schools
60
Transport
36
Environment
78
Investment
39

The bottom line

N5 2TX 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 2TX

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 2TX

🛡️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 2TX 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 · 5 min walk

KS2: 108.3

—

Secondary

Stoke Newington School and Sixth Form

Not yet inspected · 7 min walk

P8: +0.30A8: 52.3

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 21 min walk

8 primaries · 2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.2km

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£8,070/m²
Price per ft²£750/ft²
Avg floor area56.1 m²

EPC breakdown

C
20%
D
7%

Based on 27 properties · Confidence: medium

Street mix

Flat 100%

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£140,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+7.1%

Total change

+490%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-20.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£78k£127k+62.8%1
Post-dot-com plateau2001–2003£142k£195k+37.3%1
Pre-crash peak2005–2007£144k£238k+65.3%1.7
GFC & correction2009–2012£175k£282k+61.1%2
Help-to-Buy recovery2014–2015£400k£439k+9.7%1.5
Brexit uncertainty2019–2019£435k£435k+0%1
Pandemic surge2021–2021£495k£495k+0%1
Current market2024–2024£460k£460k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.4% alpha

Flat/maisonette+3.4% α
Local
11.8%
District
8.4%

CAGR over 10yr 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 3

Moderate

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

Nearby stations

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

43

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

1.7 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 park485m
Santander docks (800m)0
Nearest cycle dock1.7 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: 3.2 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

3 min walk

90%

Recommend GP

90%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

3

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.4 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

28

Restaurants (800m)

17

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

20

Sports (1km)

2

Convenience

Nearest supermarketHighbury Natural · 662 m
10 tennis courts1 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

449m

Post office

Nearby shops

New Local Minimarket66 m
Shopping Garden235 m
Sainsbury's Local400 m
Arsenal Supermarket404 m

Nearby cafes

Fink's Pump House157 m
Olivia230 m
Sage Kitchen408 m
Cafe N5412 m

Nearby restaurants

The White House123 m
Clissold Spice248 m
Nemos255 m
Finks Salt and Sweet365 m

Nearby pubs

Clissold Park Tavern178 m
The Woodbine401 m
Bank of Friendship431 m
The Gunners436 m

Nearby gyms

Mudra Yoga379 m
pilates living N16385 m
Paddling Pool399 m
Lana & Friends401 m

Nearby pharmacies

C+H Chemist446 m
Safedale Pharmacy681 m
Allen Pharmacy685 m
Mahesh Pharmacy1.1 km

Nearby health

Statham Grove Surgery305 m
Vistara Smiles410 m
Blackstock Dental Care856 m
The Heron Practice1.0 km
Food hygiene (5-star)58% of 115

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

39

Investment score

Weak

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months0

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

4/100

Velocity score

Future outlook

46.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route7,044m
Crossrail 2 route1,256m

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)
28
Live planning apps (800m)
78
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
3
Major developments (800m)
1
Planning apps (12 months)
19
Planning apps (3 years)
13
Local approval rate
68%
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)
27
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
132, 132, Green Lanes, N16 9EG30 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 2TX

Full postcodeN5 2TX
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.558944
Longitude-0.092629
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