Tollington · Islington · Islington South and Finsbury constituency · 51.55986, -0.11658

N7 6FR— Tollington, Islington

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

High-connectivity investment target

 

Schools 75%Safety 63/100Transport 46/100Yield 5.72%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
62
Safety
63
Schools
90
Transport
46
Environment
58
Investment
64

The bottom line

N7 6FR offers exceptional schools (100% Good/Outstanding) at £425,000 median — strong value for Most buyers who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Families.

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Location

N7 6FR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London avg price-18.3% vs London avg
vs London income+7.4% vs London avg
vs London crime+167.0% vs London avg

Deep-dive guides for N7 6FR

🛡️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 6FR 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 · 2 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 10 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

9

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 197m

Crime is +167% above London average

Property

2 Jul

Prices, sales volume and market trends

£425,000

Median sale price

18% below London median

£425,000 is 18% below the London median (£520,000)

+17.6%

This year

Flat

Dominant type

Price history

5-year change
+4.2%
Sales (24 months)10
New build60.0%
Avg flat£425,000
Price per m²£10,417/m²
Price per ft²£968/ft²
Avg floor area68.5 m²

EPC breakdown

B
3%
C
43%
D
17%
E
5%

Based on 68 properties · Confidence: high

Street mix

Flat 100%

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

Stamp duty

Standard buyer£8,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.4×

Price-to-income

£2,126/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£171,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2026 · CAGR

+2.8%

Total change

+48%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.2%

per year

Acceleration

-20.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 53 sales

Property Type Mix

Total: 53 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£338k£338k+0%22
Help-to-Buy recovery2013–2016£430k£405k-5.8%4.2
Brexit uncertainty2017–2019£590k£465k-21.2%2
Current market2024–2026£425k£500k+17.6%3.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
3.2%
District
3.5%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

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
9.7 min walk
Finsbury Park

Nearby stations

Arsenal Underground StationPiccadilly
8 min walk
Finsbury Park Underground StationPiccadilly · Victoria
10 min walk
Holloway Road Underground StationPiccadilly
10 min walk
Finsbury ParkNational Rail
11 min walk
Upper Holloway Rail StationSuffragette
12 min walk
No bus stops within 400m

65

Walkability score

191

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria37 min ↓
Waterloo39 min ↑
Canary Wharf44 min ↓
City ★36 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)

4

EV chargers (800m)

Nearest car park52m
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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 83% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 3.2 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 77% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 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

9 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

6

Dentists within 1km

4

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

68

Restaurants (800m)

35

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

7

Convenience

Nearest supermarketLidl · 299 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

93m

Post office

Nearby shops

Holloway Food Store55 m
Holloway Food Centre57 m
Al Rahma71 m
Seven Sisters Greengrocers75 m

Nearby cafes

Le Croissant D'or44 m
Ollie's Cafe54 m
Pani94 m
T4 Tea For U97 m

Nearby restaurants

Istanbul54 m
Favourite54 m
Sisters's71 m
Pizza Al Metro75 m

Nearby pubs

The Halfway House Bar67 m
The Eaglet108 m
The Enkel Arms163 m
The Swimmer At The Grafton Arms203 m

Nearby gyms

Hornsey Road Baths & Laundry164 m
Sobell Leisure Centre327 m
PureGym470 m
énergie Fitness709 m

Nearby pharmacies

Hornsey Road Pharmacy571 m
Caledonian Pharmacy1.0 km
Nuchem Pharmacy1.1 km

Nearby health

Gentle Dental Care317 m
The Village Practice452 m
Torrance Dental Care492 m
Sobell Medical Centre684 m
Food hygiene (5-star)46% of 240

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

64

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
5.7% (good)London avg: 3.8%Strong yield — top 13% of London
Gentrification score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months2

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

17/100

Velocity score

Future outlook

56.6

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route7,216m
Crossrail 2 route2,911m

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%
Price vs London-18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
82
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
13
Local approval rate
63%
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)
54
Largest scheme
240 homes · Part Of Former Royal Northern Hospital, 580, Holloway Road, London
Pipeline pressure
MODERATE

Named schemes (500m)

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
6TH FORM CENTRE, 6TH FORM CENTRE, ANNETTE ROAD, N762 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£425,000)

£8,750

Standard buyer

£0

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for N7 6FR

Full postcodeN7 6FR
Postcode districtN7
BoroughLondon Borough of Islington
WardTollington
Latitude51.559862
Longitude-0.116583
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
Survey