Laycock · Islington · Islington South and Finsbury constituency · 51.54551, -0.10929

N7 8AT— Laycock, Islington

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 61/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
71
Safety
72
Schools
60
Transport
61
Environment
64
Investment
53

The bottom line

N7 8AT offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

N7 8AT

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+24.0% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for N7 8AT

🛡️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 8AT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Thornhill Primary School

Not yet inspected · 7 min walk

KS2: 108.2

—

Secondary

Highbury Fields School

Not yet inspected · 12 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 23 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

83.9 incidents per 1,000 residents

Higher crime than 63% of London
↑ Rising 322.7%

-36% vs borough

Crime by type

Other34%
Violence & sexual offences22%
Anti-social behaviour17%
Vehicle crime9%
Robbery5%
Drug offences4%
Theft4%
Burglary4%

Stop & search

0.9

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 · 759m

Crime is +29% 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£9,354/m²
Price per ft²£869/ft²
Avg floor area53.4 m²

EPC breakdown

B
1%
C
27%
D
19%

Based on 47 properties · Confidence: high

Street mix

Semi 2%Terraced 6%Flat 91%Other 2%

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£133,500
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 DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+2.4%

Total change

+105%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.8%

per year

Acceleration

-1.43

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 62 sales

Property Type Mix

Total: 62 sales

Semi-detached1.6%
Terraced6.5%
Flat/maisonette91.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£266k£162k-39.1%2.2
Post-dot-com plateau2001–2004£164k£425k+159.5%2.8
Pre-crash peak2005–2007£228k£335k+47.3%3.7
GFC & correction2008–2011£312k£335k+7.4%3
Help-to-Buy recovery2013–2016£415k£525k+26.5%1.5
Brexit uncertainty2017–2019£690k£600k-13.1%1.3
Pandemic surge2020–2021£960k£500k-47.9%2
Rate-rise correction2023–2023£463k£463k+0%1
Current market2024–2025£505k£545k+7.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
7.3%
District
7.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing13
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
Highbury & Islington Underground StationVictoria line
4.1 min walk
Highbury & Islington

Nearby stations

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

59

Walkability score

155

Footpaths (500m)

4

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge36 min ↑
Victoria ★30 min
Waterloo37 min ↓
Canary Wharf35 min ↓
City32 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

6

Car parks (800m)

6

EV chargers (800m)

Nearest car park277m
Santander docks (800m)4
Nearest cycle dock0.7 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.5 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.8 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

THE STATHAM GROVE SURGERY

STATHAM GROVE, STOKE NEWINGTON, N16 9DP

24 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 1.8 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

54

Restaurants (800m)

29

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

5

Gyms (1km)

7

Sports (1km)

0

Convenience

Nearest supermarketBudgens · 457 m
2 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

328m

Post office

Nearby shops

Tesco Express341 m
Offord Stores363 m
Little Waitrose380 m
Universal Newsagent385 m

Nearby cafes

Freightliners City Cafe293 m
The Coffee Run311 m
BBH335 m
Vagabond N7340 m

Nearby restaurants

Memsaab191 m
Filo324 m
Big Papa's Peri Peri326 m
Buna Restaurant330 m

Nearby pubs

The Duchess of Kent99 m
The Jolly Sisters247 m
Islington Blend293 m
House of Hammerton335 m

Nearby gyms

The Movement Studio462 m
Highbury Leisure Centre472 m
Fit4less Highbury & Islington552 m
The Gym670 m

Nearby pharmacies

Rose Pharmacy410 m
Egerton Pharmacy430 m
Clan Pharmacy747 m
Caledonian Pharmacy815 m

Nearby health

Islington Central Medical Centre278 m
Islington Smiles409 m
Notvello422 m
B Dental467 m
Food hygiene (5-star)55% of 175

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

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months0

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

61.8

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 route5,565m
Crossrail 2 route1,328m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,537 nationally

1,109

Est. population

24,242/km²

60%

Employed

57%

Degree educated

£52,100

Median income

4.3%

Claimant rate

Urban coreVery high densityYoung professionals

36

Community stability

Age profile

17%
34%
17%
21%
Under 1817%
18–3434%
35–4917%
50–6421%
65+12%

Tenure

15%
29%
42%
Own outright13%
Own (mortgage)15%
Private rent30%
Social rent42%
Shared ownership1%
Rent free0%

Ethnicity

51%
19%
White British51%
White Other19%
Asian7%
Black10%
Mixed9%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine16%
No car household63%
Unemployed5%
No qualifications18%

Housing tenure (Census 2021)

Social rent42%
Private rent29%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
154
Live planning apps (800m)
222
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
54
Planning apps (3 years)
13
Local approval rate
70%
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
0
Under construction
0
Completed (3yr)
28
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
Land Adjacent to No. 26, Land Adjacent to No. 2668 homes
completed
HIGHBURY COALYARD (PHASE II), HIGHBURY COALYARD (PHASE II), LIVERPOOL ROAD46 homes
completed
385A-D, 385A-D, EPPING PLACE34 homes
completed
7, Barnsbury Park, London24 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 8AT

Full postcodeN7 8AT
Postcode districtN7
BoroughLondon Borough of Islington
WardLaycock
Latitude51.545509
Longitude-0.109286
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