Highbury · Islington · Islington North constituency · 51.55700, -0.09519

N5 2XA— Highbury, Islington

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

The family fortress

 

Top 10% LondonSchools 100%Safety 90/100Transport 39/100Yield 3.82%

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
73
Safety
90
Schools
60
Transport
39
Environment
78
Investment
54

The bottom line

N5 2XA 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 2XA

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 2XA

🛡️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 2XA 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 · 8 min walk

P8: +0.45A8: 51.8

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 · 21 min walk

8 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: Islington Fire Station · 1.9km

Crime is 88% below London average

Property

Prices, sales volume and market trends

Avg floor area98.4 m²

EPC breakdown

B
1%
C
11%
D
15%
E
4%

Based on 31 properties · Confidence: high

Street mix

Terraced 12%Flat 86%Other 2%

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£246,000
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

+9.9%

Total change

+1291%

Market Activity

Price Velocity & Acceleration

Current Velocity

+87.0%

per year

Acceleration

+76.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £75k–£100k · 41 sales

Property Type Mix

Total: 41 sales

Terraced12.2%
Flat/maisonette87.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£93k£318k+242.9%2.5
Post-dot-com plateau2001–2004£451k£850k+88.6%1.5
Pre-crash peak2006–2007£361k£450k+24.6%1.5
GFC & correction2010–2012£635k£455k-28.4%2.5
Help-to-Buy recovery2013–2015£820k£844k+2.9%1.3
Brexit uncertainty2017–2019£1.42m£626k-55.8%1.3
Rate-rise correction2022–2023£690k£1.29m+87%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.1% alpha

Flat/maisonette+2.1% α
Local
9%
District
6.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

4out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
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
10.4 min walk
Canonbury

Nearby stations

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

45

Walkability score

23

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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)22
Nearest car park213m
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 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

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 · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

32

Restaurants (800m)

19

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

18

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Bank of Friendship (289 m)

Nearest supermarketHighbury Natural · 382 m
11 tennis courts1 swimming pools1 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)

449m

Post office

Nearby shops

Seasons & Blossoms218 m
Jega Superstore248 m
Off licence249 m
New Local Minimarket287 m

Nearby cafes

Franks198 m
Cafe N5202 m
One root bakery236 m
Cinnamon Village253 m

Nearby restaurants

Farang179 m
Au lac191 m
Mihan238 m
The Sauce244 m

Nearby pubs

Bank of Friendship289 m
Clissold Park Tavern319 m
The Gunners338 m
The Woodbine356 m

Nearby gyms

LIM257 m
Fitness First514 m
Mudra Yoga593 m
pilates living N16596 m

Nearby pharmacies

C+H Chemist469 m
Mahesh Pharmacy959 m

Nearby health

Vistara Smiles220 m
Statham Grove Surgery410 m
Blackstock Dental Care885 m
Kindandental951 m
Food hygiene (5-star)60% of 139

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 score26/100
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

42.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,817m
Crossrail 2 route1,420m

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)
37
Live planning apps (800m)
117
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
32
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)
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)

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
272, Highbury New Park, London10 homes
completed
1A, Highbury New Park, London, N5 2DS9 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 2XA

Full postcodeN5 2XA
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.556998
Longitude-0.095192
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