Tollington · Islington · Islington South and Finsbury constituency · 51.55999, -0.11819

N7 6BE— Tollington, Islington

Location and area intelligence for N7 6BE, Tollington, Islington

High-connectivity investment target

 

Schools 83%Safety 63/100Transport 46/100Yield 3.83%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
63
Safety
63
Schools
90
Transport
46
Environment
58
Investment
63

The bottom line

N7 6BE offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

N7 6BE

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+7.4% vs London avg
vs London crime+167.0% vs London avg

Deep-dive guides for N7 6BE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How N7 6BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Grafton Primary School

Good · Inspected Nov 2023 · 1 min walk

KS2: 105.4

★★

Secondary

Arts and Media School Islington

Good · Inspected Apr 2023 · 10 min walk

P8: +0.32A8: 45.9

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 10 min walk

7 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

173.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+32% vs borough

Crime by type

Other32%
Anti-social behaviour23%
Violence & sexual offences16%
Drug offences7%
Vehicle crime7%
Burglary6%
Theft5%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 237m

Crime is +167% above London average

Property

Prices, sales volume and market trends

Avg floor area66.5 m²

EPC breakdown

C
3%
D
10%
E
1%

Based on 14 properties · Confidence: medium

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 yield850 kWh/kWp/yr
Rebuild cost estimate£166,250
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
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, no insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+8.4%

Total change

+656%

Market Activity

Price Velocity & Acceleration

Current Velocity

+88.7%

per year

Acceleration

+50.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£60k£60k+0%1
Pre-crash peak2006–2007£173k£239k+37.9%1
Rate-rise correction2023–2023£450k£450k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Holloway Road Underground StationPiccadilly line
10.3 min walk
Crouch Hill

Nearby stations

Arsenal Underground StationPiccadilly
9 min walk
Holloway Road Underground StationPiccadilly
11 min walk
Upper Holloway Rail StationSuffragette
11 min walk
Finsbury Park Underground StationPiccadilly · Victoria
11 min walk
Crouch Hill Rail StationSuffragette
16 min walk
No bus stops within 400m

65

Walkability score

183

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge45 min ↑
Victoria ★36 min
Waterloo42 min ↑
Canary Wharf48 min ↑
City42 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

8

Car parks (800m)

6

EV chargers (800m)

Nearest car park65m
Santander docks (800m)0
Nearest cycle dock1.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 83% 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 AONB4% green spaceTree canopy: 70%
Less green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.6 km

Energy

Solar: 850 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 yield849.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ARCHWAY MEDICAL CENTRE

652 HOLLOWAY ROAD, N19 3NU

8 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

62

Restaurants (800m)

30

Cafes (800m)

6

Pubs (400m)

0

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

13

Convenience

Nearest supermarketLidl · 290 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

205m

Post office

Nearby shops

Holloway Food Centre119 m
Seven Sisters Greengrocers142 m
Al Rahma142 m
Holloway Food Store151 m

Nearby cafes

Le Croissant D'or124 m
Beans & Cream133 m
T4 Tea For U144 m
Ollie's Cafe162 m

Nearby restaurants

Amigos117 m
Koyla Piri Piri137 m
Favourite156 m
Subway157 m

Nearby pubs

The Swimmer At The Grafton Arms102 m
The Halfway House Bar142 m
The Enkel Arms166 m
Tommy Flynns207 m

Nearby gyms

Hornsey Road Baths & Laundry214 m
PureGym360 m
Sobell Leisure Centre438 m
énergie Fitness603 m

Nearby pharmacies

Hornsey Road Pharmacy661 m
Caledonian Pharmacy1.0 km
Nuchem Pharmacy1.2 km

Nearby health

Gentle Dental Care218 m
The Village Practice564 m
Torrance Dental Care587 m
Sobell Medical Centre739 m
Food hygiene (5-star)48% of 227

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

A

High street health

Investment

Investment grade, yield and market outlook

63

Investment score

Good

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 score31/100
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

41.6

Price growth score

D
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,248m
Crossrail 2 route2,989m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,862 nationally

1,574

Est. population

24,010/km²

71%

Employed

61%

Degree educated

£45,100

Median income

7.2%

Claimant rate

Inner cityVery high densityYoung professionals

30

Community stability

Age profile

21%
40%
22%
Under 1821%
18–3440%
35–4922%
50–6411%
65+6%

Tenure

17%
44%
27%
Own outright10%
Own (mortgage)17%
Private rent44%
Social rent27%
Shared ownership2%
Rent free0%

Ethnicity

34%
22%
16%
White British34%
White Other22%
Asian11%
Black16%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine14%
No car household71%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent44%
Social rent27%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
97
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
11
Local approval rate
65%
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
23
Under construction
0
Completed (3yr)
65
Largest scheme
240 homes · Part Of Former Royal Northern Hospital, 580, Holloway Road, London
Pipeline pressure
MODERATE

Named schemes (500m)

Part Of Former Royal Northern Hospital, 580, Holloway Road, London240 homes
completed
Hornsey Road Baths, 260, Hornsey Road, Chirgwin Court, London, N7 7QT206 homes
completed
The Beaux Arts Building, 10 - 18, Manor Gardens, London162 homes
completed
67 - 83, Seven Sisters Road, and 10 Sussex Way, London111 homes
completed
HOLLOWAY ARCADE, 385-401, HOLLOWAY ARCADE, 385-40170 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
17.1%
Ward turnout
49%
Election year
2026
MP
Emily Thornberry (Labour)
MP majority
7,247
Constituency
Islington North

Councillors

Elmedina Baptista-MendesGreen
Jonathan WardGreen
Alex NettleGreen

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Key facts for N7 6BE

Full postcodeN7 6BE
Postcode districtN7
BoroughLondon Borough of Islington
WardTollington
Latitude51.559986
Longitude-0.118193
Parliamentary constituencyIslington South and Finsbury
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
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