Laycock · Islington · Islington South and Finsbury constituency · 51.54585, -0.11224

N7 8AN— Laycock, Islington

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 55/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
72
Schools
60
Transport
55
Environment
59
Investment
53

The bottom line

N7 8AN offers exceptional schools (100% Good/Outstanding) and low crime — 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 8AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.8% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for N7 8AN

🛡️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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“High-connectivity investment target”

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How N7 8AN 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 · 6 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 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.3 incidents per 1,000 residents

Higher crime than 62% of London
↑ Rising 300.0%

-38% vs borough

Crime by type

Other29%
Anti-social behaviour27%
Violence & sexual offences27%
Vehicle crime5%
Burglary4%
Drug offences4%
Theft3%
Robbery2%

Stop & search

2.2

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 930m

Crime is +25% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£10,414/m²
Price per ft²£967/ft²
Avg floor area69.7 m²

EPC breakdown

C
10%
D
10%

Based on 20 properties · Confidence: medium

Street mix

Terraced 9%Flat 82%Other 9%

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 yield852 kWh/kWp/yr
Rebuild cost estimate£174,250
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 DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+9.3%

Total change

+1219%

Market Activity

Price Velocity & Acceleration

Current Velocity

+85.6%

per year

Acceleration

+63.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 29 sales

Property Type Mix

Total: 29 sales

Terraced10.3%
Flat/maisonette89.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£68k£130k+90.4%3
Post-dot-com plateau2001–2004£128k£192k+50.6%1
Pre-crash peak2006–2006£232k£232k+0%2
GFC & correction2011–2012£450k£300k-33.3%2
Help-to-Buy recovery2013–2016£690k£910k+31.9%2
Rate-rise correction2023–2023£397k£397k+0%1
Current market2024–2025£485k£900k+85.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+6.6% alpha

Flat/maisonette+6.6% α
Local
15.6%
District
9%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
Caledonian Road StationPiccadilly line
6.2 min walk
Caledonian Road & Barnsbury

Nearby stations

Caledonian Road & Barnsbury Rail StationMildmay
6 min walk
Caledonian Road & BarnsburyNational Rail
6 min walk
Caledonian Road Underground StationPiccadilly
7 min walk
Highbury & Islington Rail StationGreat Northern · Windrush
7 min walk
Highbury & Islington Underground StationVictoria
8 min walk
No bus stops within 400m

62

Walkability score

146

Footpaths (500m)

2

Santander docks (800m)

0.7 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)

6

EV chargers (800m)

Nearest car park473m
Santander docks (800m)2
Nearest cycle dock0.7 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: 1.6 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.6 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

HARMONI LTD OOH

ST PANCRAS HOSPITAL, 4 ST PANCRAS WAY, NW1 0PE

21 min walk

0

GPs within 1km

7

Dentists within 1km

Nearest hospitalSt. Pancras Hospital · 1.7 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

107

Parks (1km)

53

Restaurants (800m)

35

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

3

Convenience

Nearest supermarketU.see.inn Continental Supermarket · 405 m
2 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)

4

Cinemas (2km)

550m

Post office

Nearby shops

McKenzie General Store301 m
Offord Stores307 m
Barnsbury Stores365 m
Green and Flavour431 m

Nearby cafes

Freightliners City Cafe238 m
Sunday370 m
The Breakout407 m
Caffeine450 m

Nearby restaurants

Memsaab29 m
Kokeb259 m
Loman Cafe Bistro273 m
Rack and Bone Smokehouse and Grill443 m

Nearby pubs

The Jolly Sisters43 m
Two Brewers232 m
The Duchess of Kent248 m
Islington Blend291 m

Nearby gyms

The Gym461 m
More Yoga496 m
The Movement Studio509 m
Fit4less Highbury & Islington519 m

Nearby pharmacies

Egerton Pharmacy473 m
Rose Pharmacy618 m
Caledonian Pharmacy650 m
Hornsey Road Pharmacy1.1 km

Nearby health

Open Dental Care437 m
Notvello470 m
Islington Central Medical Centre484 m
The Holloway Medical Clinic520 m
Food hygiene (5-star)49% of 178

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.

Avg monthly rent
£2,025London avg: £1,950/mo
Gross yield
3.8% (average)London avg: 3.8%Above average yield
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months0

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

8/100

Velocity score

Future outlook

58.1

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route5,630m
Crossrail 2 route1,481m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,007 nationally

1,378

Est. population

15,193/km²

68%

Employed

59%

Degree educated

£35,800

Median income

3.8%

Claimant rate

Urban coreVery high densityYoung professionals

32

Community stability

Age profile

20%
37%
21%
14%
Under 1820%
18–3437%
35–4921%
50–6414%
65+9%

Tenure

15%
37%
37%
Own outright10%
Own (mortgage)15%
Private rent37%
Social rent37%
Shared ownership1%
Rent free0%

Ethnicity

38%
23%
16%
White British38%
White Other23%
Asian8%
Black10%
Mixed16%
Other5%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine14%
No car household69%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent37%
Social rent37%

vs. London

Income vs London-14.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
136
Live planning apps (800m)
187
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
10
Major developments (800m)
0
Planning apps (12 months)
49
Planning apps (3 years)
10
Local approval rate
67%
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)

143, Offord Road, London141 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
121, 121, MACKENZIE ROAD, N7 8QX35 homes
completed
385A-D, 385A-D, EPPING PLACE34 homes
completed

Politics

Local councillors and MP

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

Councillors

Maia Caitlin HamiltonLabour
Heather Nicola StaffLabour
Nurullah TuranLabour

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Key facts for N7 8AN

Full postcodeN7 8AN
Postcode districtN7
BoroughLondon Borough of Islington
WardLaycock
Latitude51.545854
Longitude-0.112243
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