Arsenal · Islington · Islington North constituency · 51.55349, -0.10751

N7 7FF— Arsenal, Islington

Location and area intelligence for N7 7FF, Arsenal, Islington

The family fortress

 

Top 5% LondonSchools 86%Safety 79/100Transport 63/100Yield 4.31%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
79
Safety
79
Schools
51
Transport
63
Environment
74
Investment
65

The bottom line

N7 7FF offers exceptional schools (86% Good/Outstanding) and low crime at £564,000 median — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

N7 7FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London avg price+8.5% vs London avg
vs London income+11.9% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for N7 7FF

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

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌳 Good Parks📈 Up & Coming🔒 Very Safe

“The family fortress”

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How N7 7FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

51

Education score

Fair for families
★ Top school within 1km
—

Primary

Drayton Park Primary School

Not yet inspected · 3 min walk

KS2: 109.4

—

Secondary

Highbury Fields School

Not yet inspected · 5 min walk

P8: +0.45A8: 51.8

86% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Above London average

Childcare

Childcare

North Islington Nursery School

Not inspected · 19 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

36.6 incidents per 1,000 residents

Better than 74% of London
↑ Rising 642.9%

from a low base — still below London average

-72% vs borough

Crime by type

Other33%
Violence & sexual offences23%
Anti-social behaviour15%
Theft12%
Robbery8%
Vehicle crime6%
Drug offences4%
Burglary0%

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 · 1.1km

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£564,000

Median sale price

Above London median by 8%

£564,000 is 8% above the London median (£520,000)

+21.6%

This year

Flat

Dominant type

Price history

5-year change
+31.3%
Sales (24 months)6
New build0.0%
Avg flat£564,000
Price per m²£10,464/m²
Price per ft²£972/ft²
Avg floor area54.1 m²

EPC breakdown

B
100%
C
33%
D
2%

Based on 135 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£15,700
First-time buyerFTB
£6,950
Additional propertyBTL/2nd
£32,620

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

12.0×

Price-to-income

£2,821/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield850 kWh/kWp/yr
Rebuild cost estimate£135,250
Rebuild cost per m²£2,500/m²

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

Construction era2014
WallsSystem built, as built, insulated (assumed)
Roof(other premises above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2026 · CAGR

+4.3%

Total change

+65%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.5%

per year

Acceleration

-51.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £300k–£350k · 101 sales

Property Type Mix

Total: 101 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£353k£490k+38.8%26
Brexit uncertainty2017–2019£386k£524k+35.9%2.7
Pandemic surge2020–2021£504k£430k-14.8%3.5
Rate-rise correction2022–2022£588k£588k+0%1
Current market2024–2026£308k£584k+89.6%2.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.9% alpha

Flat/maisonette+2.9% α
Local
4.3%
District
1.4%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Arsenal Underground StationPiccadilly line
6.9 min walk
Drayton Park

Nearby stations

Drayton ParkNational Rail
2 min walk
Holloway Road Underground StationPiccadilly
5 min walk
Arsenal Underground StationPiccadilly
7 min walk
Highbury & Islington Underground StationVictoria
11 min walk
Highbury & Islington Rail StationMildmay · Great Northern
11 min walk
No bus stops within 400m

64

Walkability score

154

Footpaths (500m)

0

Santander docks (800m)

1.2 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria31 min ↓
Waterloo38 min ≈
Canary Wharf38 min ↓
City ★30 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

11

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)22
Nearest car park360m
Santander docks (800m)0
Nearest cycle dock1.2 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: 2.4 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 25%
More green space than 79% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.4 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

THE STATHAM GROVE SURGERY

STATHAM GROVE, STOKE NEWINGTON, N16 9DP

17 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

99

Parks (1km)

53

Restaurants (800m)

27

Cafes (800m)

2

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

18

Sports (1km)

3

Convenience

Nearest supermarketCo-op Food · 155 m
9 tennis courts3 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)

2

Cinemas (2km)

364m

Post office

Nearby shops

Tesco Express148 m
Spanish Delicatessen286 m
Ai Shop290 m
BK News329 m

Nearby cafes

Wagon Cafe205 m
Dudleys215 m
Little Wonder Cafe220 m
Blue Met Lounge291 m

Nearby restaurants

Xi'an Impression203 m
Mega Bite Cafe208 m
Westerns Laundry217 m
Highbury Canteen252 m

Nearby pubs

The Drayton Park Public House198 m
The Rocket (Student Bar)296 m
Zubi Bar & Lounge327 m
Alcedo337 m

Nearby gyms

BodyJunkies335 m
F45 Holloway395 m
Fit4less Highbury & Islington405 m
The Movement Studio437 m

Nearby pharmacies

Hornsey Road Pharmacy376 m
Egerton Pharmacy467 m
Caledonian Pharmacy782 m
Rose Pharmacy974 m

Nearby health

pulse313 m
The Medical Clinic332 m
The Holloway Medical Clinic412 m
Sobell Medical Centre424 m
Food hygiene (5-star)53% of 137

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

65

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score44/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months2

Rental market

Very High

Demand

Very 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

82.9

Price growth score

A
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,438m
Crossrail 2 route1,967m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,874 nationally

1,422

Est. population

28,190/km²

85%

Employed

82%

Degree educated

£47,000

Median income

1.2%

Claimant rate

Urban coreVery high densityYoung professionals

26

Community stability

Age profile

49%
30%
Under 1813%
18–3449%
35–4930%
50–647%
65+1%

Tenure

19%
48%
18%
Own outright6%
Own (mortgage)19%
Private rent48%
Social rent18%
Shared ownership9%

Ethnicity

40%
28%
14%
White British40%
White Other28%
Asian14%
Black7%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional74%
Routine / semi-routine5%
No car household81%
Unemployed3%
No qualifications4%

Housing tenure (Census 2021)

Private rent48%
Social rent18%

vs. London

Income vs London+11.9%
Price vs London+8.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
30
Live planning apps (800m)
96
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
5
Local approval rate
75%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
29
Largest scheme
729 homes · Street Record, Benwell Road, Benwell Road (54-58 (even), London
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Benwell Road, Benwell Road (54-58 (even), London729 homes
completed
73A, Drayton Park, Queensland Road, London627 homes
completed
BOUNDED BY RAILWAY, WEST SIDE OF, BOUNDED BY RAILWAY, WEST SIDE OF, DRAYTON PARK, ASHBURTON GROVE, QUEENSLAND ROAD, N7544 homes
completed
82, Drayton Park, lying adjacent to the Moorgate Line, London278 homes
completed
Allotment Gardens, Arvon Road, Emily Place, London249 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
14.2%
Ward turnout
46%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
7,247
Constituency
Islington North

Councillors

Fin CraigLabour
Patrick David BrightyGreen
Nafisah BrownGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£564,000)

£15,700

Standard buyer

£6,950

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 7FF

Full postcodeN7 7FF
Postcode districtN7
BoroughLondon Borough of Islington
WardArsenal
Latitude51.553493
Longitude-0.107513
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