Highbury · Islington · Islington North constituency · 51.55626, -0.09516

N5 2XB— Highbury, Islington

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

The family fortress

 

Top 10% LondonSchools 100%Safety 90/100Transport 40/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
73
Safety
90
Schools
90
Transport
40
Environment
77
Investment
43

The bottom line

N5 2XB 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 2XB

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 2XB

🛡️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 2XB 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 · 9 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 · 21 min walk

7 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 · 1.8km

Crime is 88% 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£8,538/m²
Price per ft²£793/ft²
Avg floor area110 m²

EPC breakdown

C
11%
D
12%
E
11%
F
4%
G
1%

Based on 39 properties · Confidence: high

Street mix

Semi 4%Terraced 43%Detached 7%Flat 46%

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£275,000
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.4%

Total change

+743%

Market Activity

Price Velocity & Acceleration

Current Velocity

+127.9%

per year

Acceleration

+194.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 68 sales

Property Type Mix

Total: 68 sales

Detached7.4%
Semi-detached4.4%
Terraced42.6%
Flat/maisonette45.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£254k£93k-63.5%3.3
Post-dot-com plateau2001–2004£297k£875k+194.6%3
Pre-crash peak2005–2007£811k£350k-56.8%1.7
GFC & correction2008–2012£448k£635k+41.9%1.6
Help-to-Buy recovery2013–2016£2.00m£2.60m+30%2.5
Brexit uncertainty2017–2019£670k£640k-4.5%2
Pandemic surge2020–2020£3.20m£3.20m+0%1
Rate-rise correction2022–2023£733k£2.80m+282.3%1.5
Current market2024–2025£940k£2.14m+127.9%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.3% alpha

Weakest performer

Flat/maisonette

-0.7% alpha

Terraced+1.3% α
Local
12.3%
District
11%
Flat/maisonette-0.7% α
Local
6.8%
District
7.5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing25
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
10.7 min walk
Canonbury

Nearby stations

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

47

Walkability score

24

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

8

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)22
Nearest car park187m
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: 2.8 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Walthamstow Marshes SSSI — 3.5 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 · 2.4 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

65

Parks (1km)

32

Restaurants (800m)

18

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

17

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Highbury Barn Tavern (337 m)

Nearest supermarketHighbury Natural · 319 m
11 tennis courts1 swimming pools

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)

379m

Post office

Nearby shops

Jega Superstore220 m
Seasons & Blossoms257 m
Off licence298 m
Da Mario303 m

Nearby cafes

One root bakery214 m
Franks230 m
Cafe N5236 m
Cinnamon Village292 m

Nearby restaurants

Farang198 m
The Sauce218 m
Au lac221 m
Mihan284 m

Nearby pubs

Highbury Barn Tavern337 m
Bank of Friendship340 m
Clissold Park Tavern351 m
The Gunners397 m

Nearby gyms

LIM309 m
Fitness First544 m
Mudra Yoga624 m
pilates living N16626 m

Nearby pharmacies

C+H Chemist544 m
Mahesh Pharmacy894 m

Nearby health

Vistara Smiles261 m
Statham Grove Surgery419 m
Kindandental883 m
Future Smile Dental Practice917 m
Food hygiene (5-star)61% of 143

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

43

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
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,735m
Crossrail 2 route1,414m

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)
126
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
13
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)
19
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
Spring Villa, 2 - 4, Leigh Road, LEIGH ROAD (2-4), London12 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 2XB

Full postcodeN5 2XB
Postcode districtN5
BoroughLondon Borough of Islington
WardHighbury
Latitude51.556261
Longitude-0.095165
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