Highbury · Islington · Islington North constituency · 51.55679, -0.09416

N5 2UU— Highbury, Islington

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

The family fortress

 

Top 8% LondonSchools 100%Safety 90/100Transport 39/100Yield 3.82%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
74
Safety
90
Schools
90
Transport
39
Environment
78
Investment
54

The bottom line

N5 2UU 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 2UU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+5.2% vs London avg
vs London crime-88.0% vs London avg

Deep-dive guides for N5 2UU

🛡️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 2UU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Joan of Arc RC Primary School

Not yet inspected · 2 min walk

KS2: 108.3

★★

Secondary

City of London Academy Highbury Grove

Good · Inspected Apr 2022 · 10 min walk

P8: +0.13A8: 47.2

100% of local schools rated Good or Outstanding · based on 19 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

7.9 incidents per 1,000 residents

Top 5% — safest in London
→ Stable

-94% vs borough

Crime by type

Other33%
Vehicle crime17%
Violence & sexual offences17%
Anti-social behaviour8%
Drug offences8%
Theft8%
Burglary8%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Stoke Newington Fire Station · 1.4km

Crime is 88% below London average

Property

Prices, sales volume and market trends

Avg floor area97.6 m²

EPC breakdown

C
5%
D
13%
E
5%

Based on 23 properties · Confidence: medium

Street mix

Semi 7%Terraced 19%Flat 74%

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£244,000
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8%

Total change

+752%

Market Activity

Price Velocity & Acceleration

Current Velocity

+155.8%

per year

Acceleration

+191.71

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached7.4%
Terraced18.5%
Flat/maisonette74.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£155k£360k+132.3%1.6
Post-dot-com plateau2002–2004£221k£200k-9.6%1.5
Pre-crash peak2006–2006£363k£363k+0%1
GFC & correction2010–2012£390k£823k+110.9%1.7
Help-to-Buy recovery2013–2016£388k£840k+116.8%1
Brexit uncertainty2018–2019£740k£1.85m+150%1
Pandemic surge2020–2021£805k£516k-35.9%1.5
Rate-rise correction2023–2023£1.32m£1.32m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
6.5%
District
6.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

7out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing10
Trend Position10

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
11.3 min walk
Canonbury

Nearby stations

CanonburyNational Rail
11 min walk
Arsenal Underground StationPiccadilly
12 min walk
Finsbury Park Underground StationPiccadilly · Victoria
15 min walk
Highbury & Islington Underground StationVictoria
17 min walk
Highbury & Islington Rail StationMildmay · Great Northern
17 min walk
No bus stops within 400m

45

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

1.5 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

6

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)22
Nearest car park269m
Santander docks (800m)0
Nearest cycle dock1.5 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: 2.9 km away✗ Not Green Belt✗ Not AONB37% 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

4 min walk

90%

Recommend GP

90%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMoorfields at Hoxton · 2.5 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

64

Parks (1km)

32

Restaurants (800m)

18

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

20

Sports (1km)

1

Convenience

Nearest supermarketHighbury Natural · 410 m
11 tennis courts1 swimming pools2 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)

343m

Post office

Nearby shops

New Local Minimarket251 m
Shopping Garden289 m
Seasons & Blossoms293 m
Jega Superstore303 m

Nearby cafes

Franks272 m
Cafe N5276 m
Olivia290 m
One root bakery294 m

Nearby restaurants

Farang252 m
Au lac266 m
Nemos287 m
Clissold Spice287 m

Nearby pubs

Clissold Park Tavern261 m
Bank of Friendship362 m
The Gunners408 m
The Woodbine420 m

Nearby gyms

LIM331 m
Mudra Yoga536 m
pilates living N16538 m
Lana & Friends551 m

Nearby pharmacies

C+H Chemist526 m
Allen Pharmacy754 m
Mahesh Pharmacy899 m

Nearby health

Vistara Smiles295 m
Statham Grove Surgery340 m
Kindandental892 m
Future Smile Dental Practice927 m
Food hygiene (5-star)61% of 142

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

54

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

42

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,798m
Crossrail 2 route1,348m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,417 nationally

1,525

Est. population

23,394/km²

69%

Employed

65%

Degree educated

£44,200

Median income

6.4%

Claimant rate

Inner cityVery high densityYoung professionals

39

Community stability

Age profile

22%
29%
23%
13%
Under 1822%
18–3429%
35–4923%
50–6413%
65+12%

Tenure

13%
23%
30%
32%
Own outright13%
Own (mortgage)23%
Private rent30%
Social rent32%
Shared ownership1%
Rent free1%

Ethnicity

45%
24%
White British45%
White Other24%
Asian8%
Black11%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine12%
No car household58%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Social rent32%
Private rent30%

vs. London

Income vs London+5.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
38
Live planning apps (800m)
119
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
1
Planning apps (12 months)
29
Planning apps (3 years)
14
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
143 homes · National Children'S Home Headquarters, 85, Highbury Park, Turner House, Lucerne Road & Legard Family Support Services, Legard Road, London, N5 1UD
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
132, 132, Green Lanes, N16 9EG30 homes
completed
THE CHESTNUTS, 38G, THE CHESTNUTS, 38G15 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 2UU

Full postcodeN5 2UU
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.556793
Longitude-0.094162
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