Tollington · Islington · Islington South and Finsbury constituency · 51.56184, -0.11911

N7 6BS— Tollington, Islington

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

The practical family move

 

Bottom 25% LondonSchools 88%Safety 76/100Transport 43/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
70
Safety
76
Schools
90
Transport
43
Environment
59
Investment
46

The bottom line

N7 6BS offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N7 6BS

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+46.0% vs London avg

Deep-dive guides for N7 6BS

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

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Postcode Personality

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“The practical family move”

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How N7 6BS 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 · 4 min walk

KS2: 105.4

★★

Secondary

Arts and Media School Islington

Good · Inspected Apr 2023 · 8 min walk

P8: +0.32A8: 45.9

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 8 min walk

8 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

95.1 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

-28% vs borough

Crime by type

Other32%
Anti-social behaviour17%
Violence & sexual offences14%
Burglary10%
Vehicle crime9%
Drug offences7%
Theft7%
Robbery5%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 222m

Crime is +46% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N7 district median

£635,000

Based on 159 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£9,003/m²
Price per ft²£836/ft²
Avg floor area90.5 m²

EPC breakdown

C
14%
D
23%
E
5%

Based on 42 properties · Confidence: high

Street mix

Semi 4%Terraced 34%Flat 62%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£226,250
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)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,067
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.3%

Total change

+397%

Market Activity

Price Velocity & Acceleration

Current Velocity

-55.9%

per year

Acceleration

-222.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £600k–£700k · 90 sales

Property Type Mix

Total: 90 sales

Semi-detached4.4%
Terraced34.4%
Flat/maisonette61.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£107k£108k+1.9%2.5
Post-dot-com plateau2001–2004£176k£340k+93.2%4.8
Pre-crash peak2005–2007£261k£418k+60%4.7
GFC & correction2008–2011£418k£622k+48.6%2.2
Help-to-Buy recovery2013–2016£388k£703k+81.3%3.2
Brexit uncertainty2017–2019£400k£510k+27.5%2.7
Pandemic surge2021–2021£507k£507k+0%2
Rate-rise correction2022–2023£663k£450k-32.1%2
Current market2024–2026£1.20m£529k-55.9%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.7% alpha

Weakest performer

Flat/maisonette

-1.5% alpha

Terraced+0.7% α
Local
6.8%
District
6.1%
Flat/maisonette-1.5% α
Local
5.7%
District
7.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position100

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
12.9 min walk
Crouch Hill

Nearby stations

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

58

Walkability score

159

Footpaths (500m)

0

Santander docks (800m)

1.5 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)

2

EV chargers (800m)

Nearest car park100m
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 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: 3.4 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.5 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

6 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 · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

55

Restaurants (800m)

32

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

8

Gyms (1km)

10

Sports (1km)

6

Convenience

Nearest supermarketLidl · 500 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

344m

Post office

Nearby shops

Tollington Local99 m
Holloway Food Centre319 m
Holloway Food Store336 m
Al Rahma342 m

Nearby cafes

Manor Gardens Cafe78 m
The Roasting Shed162 m
Shamrock Cafe206 m
Jungle Rumble241 m

Nearby restaurants

Jolene Hornsey Road167 m
Yeshi Ethopian Cuisine173 m
Perfect Fried Chicken181 m
Rusty Thai Cafe187 m

Nearby pubs

The Swimmer At The Grafton Arms261 m
The Landseer284 m
Nambucca327 m
The Halfway House Bar339 m

Nearby gyms

Hornsey Road Baths & Laundry231 m
PureGym387 m
énergie Fitness478 m
Energie Wellness Centre492 m

Nearby pharmacies

Hornsey Road Pharmacy853 m
Nuchem Pharmacy975 m

Nearby health

Gentle Dental Care337 m
Torrance Dental Care606 m
Hornsey Dental Centre614 m
The Village Practice672 m
Food hygiene (5-star)48% of 222

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

46

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 score34/100
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

60.1

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route7,463m
Crossrail 2 route3,108m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,978 nationally

1,440

Est. population

22,527/km²

70%

Employed

68%

Degree educated

£45,100

Median income

2.8%

Claimant rate

Inner cityVery high densityYoung professionals

38

Community stability

Age profile

16%
38%
24%
14%
Under 1816%
18–3438%
35–4924%
50–6414%
65+8%

Tenure

18%
26%
36%
19%
Own outright18%
Own (mortgage)26%
Private rent36%
Social rent19%
Shared ownership1%

Ethnicity

40%
25%
White British40%
White Other25%
Asian11%
Black10%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine11%
No car household58%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent37%
Social rent19%

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)
96
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
17
Planning apps (3 years)
11
Local approval rate
59%
Borough approval rate
68%
Historic landfill (400m)
1
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)
60
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
CORNER SITE, CORNER SITE, WRAY CRESCENT, PINE GROVE32 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 6BS

Full postcodeN7 6BS
Postcode districtN7
BoroughLondon Borough of Islington
WardTollington
Latitude51.561845
Longitude-0.119112
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
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Mail
Food Standards
Agency
Ofcom
Met
Office
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