Laycock · Islington · Islington North constituency · 51.54746, -0.11356

N7 8AB— Laycock, Islington

Location and area intelligence for N7 8AB, Laycock, Islington

The overachiever's postcode

 

Top 8% LondonSchools 100%Safety 70/100Transport 56/100Low yield 2.79%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
74
Safety
70
Schools
60
Transport
56
Environment
59
Investment
53

The bottom line

N7 8AB offers exceptional schools (100% Good/Outstanding) and low crime at £870,000 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 8AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+67.3% vs London avg
vs London income+11.9% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for N7 8AB

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

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“The overachiever's postcode”

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How N7 8AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Sacred Heart Catholic Primary School

Not yet inspected · 4 min walk

KS2: 107.7

—

Secondary

Highbury Fields School

Not yet inspected · 13 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 17 min walk

8 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

97.3 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 272.1%

-26% vs borough

Crime by type

Anti-social behaviour26%
Other24%
Violence & sexual offences21%
Theft10%
Drug offences6%
Robbery6%
Burglary6%
Vehicle crime3%

Stop & search

3.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 1.1km

Crime is +50% above London average

Property

2 Jul

Prices, sales volume and market trends

£870,000

Median sale price

Top 25% — 67% above London median

£870,000 is 67% above the London median (£520,000)

-1.3%

This year

Flat

Dominant type

Price history

5-year change
+161.3%
Sales (24 months)9
New build0.0%
Avg terraced£1,000,000
Avg flat£798,500
Price per m²£12,870/m²
Price per ft²£1,196/ft²
Avg floor area72.9 m²

EPC breakdown

B
5%
C
27%
D
17%
E
6%
G
2%

Based on 57 properties · Confidence: high

Street mix

Terraced 16%Flat 83%Other 1%

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£31,000
First-time buyerFTB
£31,000
Additional propertyBTL/2nd
£57,100

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

18.5×

Price-to-income

£4,352/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£182,250
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)
GlazingSingle glazed
Council tax band Band CAnnual charge £1,503
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.1%

Total change

+741%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.2%

per year

Acceleration

+4.78

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £50k–£75k · 88 sales

Property Type Mix

Total: 88 sales

Terraced15.9%
Flat/maisonette84.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£230k+142.1%3
Post-dot-com plateau2002–2004£280k£300k+7.1%3.3
Pre-crash peak2005–2007£182k£390k+114.3%3.3
GFC & correction2008–2012£498k£360k-27.8%2.6
Help-to-Buy recovery2013–2016£852k£1.02m+20.2%3.8
Brexit uncertainty2017–2019£400k£779k+94.8%1.3
Pandemic surge2020–2021£568k£333k-41.3%1.5
Rate-rise correction2022–2023£1.60m£410k-74.4%3
Current market2024–2026£1.00m£799k-20.2%3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+3.8% alpha

Weakest performer

Flat/maisonette

+1% alpha

Terraced+3.8% α
Local
8.5%
District
4.7%
Flat/maisonette+1% α
Local
7.3%
District
6.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Caledonian Road StationPiccadilly line
4.2 min walk
Caledonian Road & Barnsbury

Nearby stations

Caledonian Road Underground StationPiccadilly
5 min walk
Caledonian Road & Barnsbury Rail StationMildmay
7 min walk
Caledonian Road & BarnsburyNational Rail
7 min walk
Holloway Road Underground StationPiccadilly
7 min walk
Highbury & Islington Rail StationMildmay · Great Northern
9 min walk
No bus stops within 400m

59

Walkability score

158

Footpaths (500m)

1

Santander docks (800m)

0.8 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★38 min
Waterloo42 min ↑
Canary Wharf43 min ↓
City39 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

3

Car parks (800m)

7

EV chargers (800m)

Nearest car park390m
Santander docks (800m)1
Nearest cycle dock0.8 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: 1.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.4 km

Energy

Solar: 852 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 yield851.6 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

24 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalSt. Pancras Hospital · 1.8 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

109

Parks (1km)

56

Restaurants (800m)

34

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketAldi · 517 m
2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

4

Cinemas (2km)

456m

Post office

Nearby shops

McKenzie General Store100 m
Holloway Model Bakery323 m
Green and Flavour327 m
Nisa Local330 m

Nearby cafes

Freightliners City Cafe175 m
Starbucks318 m
Costa327 m
Kafeteryam339 m

Nearby restaurants

Kokeb173 m
Memsaab197 m
Rack and Bone Smokehouse and Grill297 m
Lamezia416 m

Nearby pubs

Two Brewers193 m
The Jolly Sisters197 m
Islington Blend252 m
The Duchess of Kent356 m

Nearby gyms

More Yoga323 m
The Gym379 m
Fit4less Highbury & Islington387 m
The Movement Studio454 m

Nearby pharmacies

Egerton Pharmacy421 m
Caledonian Pharmacy453 m
Rose Pharmacy751 m
Hornsey Road Pharmacy974 m

Nearby health

Open Dental Care324 m
Notvello422 m
The Holloway Medical Clinic451 m
The Medical Clinic463 m
Food hygiene (5-star)51% of 184

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

53

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£2,025London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score64/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

69.9

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport accessConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route5,821m
Crossrail 2 route1,679m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,132 nationally

1,644

Est. population

16,204/km²

58%

Employed

60%

Degree educated

£47,000

Median income

3.3%

Claimant rate

Urban coreVery high densityYoung professionals

34

Community stability

Age profile

16%
45%
21%
Under 1817%
18–3445%
35–4921%
50–6411%
65+6%

Tenure

13%
28%
52%
Own outright6%
Own (mortgage)13%
Private rent28%
Social rent52%
Shared ownership0%
Rent free0%

Ethnicity

28%
19%
26%
13%
White British28%
White Other19%
Asian26%
Black13%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine12%
No car household74%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Social rent52%
Private rent28%

vs. London

Income vs London+11.9%
Price vs London+67.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
82
Live planning apps (800m)
150
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
35
Planning apps (3 years)
8
Local approval rate
71%
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)
22
Largest scheme
729 homes · Street Record, Benwell Road, Benwell Road (54-58 (even), London
Pipeline pressure
NONE

Named schemes (500m)

PART OF SITE KNOWN AS LOUGH ROAD EAST, PART OF SITE KNOWN AS LOUGH ROAD EAST, HORNSEY STREET, EDEN GROVE, N7478 homes
completed
LAND BOUNDED BY THE EAST COAST MAIN LINE, LAND BOUNDED BY THE EAST COAST MAIN LINE, CALEDONIAN ROAD, PIPER CLOSE, N7249 homes
completed
42, Roman Way, London54 homes
completed
St Davids Church, 74 - 76, Westbourne Road, St David's Church Hall, 57 Lough Road, London, N7 8AB42 homes
completed
BELITHA VILLAS (FMR.MOUNT CARMEL SCHOOL), BELITHA VILLAS (FMR.MOUNT CARMEL SCHOOL), HORNSEY STREET, EDEN GROVE, N739 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.8%
Ward turnout
41%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Maia Caitlin HamiltonLabour
Heather Nicola StaffLabour
Nurullah TuranLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£870,000)

£31,000

Standard buyer

£31,000

First-time buyer

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 8AB

Full postcodeN7 8AB
Postcode districtN7
BoroughLondon Borough of Islington
WardLaycock
Latitude51.547458
Longitude-0.113561
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