Laycock · Islington · Islington South and Finsbury constituency · 51.54495, -0.11338

N7 8BH— Laycock, Islington

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

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 72/100Transport 57/100Yield 3.83%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
70
Safety
72
Schools
60
Transport
57
Environment
60
Investment
67

The bottom line

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

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Location

N7 8BH

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 8BH

🛡️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 8BH 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 · 6 min walk

KS2: 108.2

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 17 min walk

P8: +0.26A8: 54.2

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 · 14 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

Prices, sales volume and market trends

Avg floor area84.8 m²

EPC breakdown

C
6%
D
3%

Based on 9 properties · Confidence: low

Street mix

Semi 8%Terraced 92%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£212,000
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
WallsTimber frame, as built, partial insulation (assumed)
RoofPitched, limited insulation (assumed)
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

1995–2022 · CAGR

+10.1%

Total change

+1228%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.8%

per year

Acceleration

-33.20

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached8.3%
Terraced91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1996£63k£75k+20%1
Post-dot-com plateau2001–2003£171k£233k+36%1
Pre-crash peak2006–2006£293k£293k+0%1
GFC & correction2010–2012£335k£500k+49.3%1
Help-to-Buy recovery2014–2016£480k£718k+49.5%1
Pandemic surge2021–2021£900k£900k+0%1
Rate-rise correction2022–2022£830k£830k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position40

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
6.4 min walk
Caledonian Road & Barnsbury

Nearby stations

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

62

Walkability score

137

Footpaths (500m)

3

Santander docks (800m)

0.6 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

2

Car parks (800m)

7

EV chargers (800m)

Nearest car park567m
Santander docks (800m)3
Nearest cycle dock0.6 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 AONB12% green spaceTree canopy: 37%
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

20 min walk

0

GPs within 1km

7

Dentists within 1km

Nearest hospitalSt. Pancras Hospital · 1.6 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

114

Parks (1km)

54

Restaurants (800m)

28

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

6

Gyms (1km)

9

Sports (1km)

3

Convenience

Nearest supermarketU.see.inn Continental Supermarket · 316 m
3 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

4

Cinemas (2km)

675m

Post office

Nearby shops

Offord Stores207 m
Barnsbury Stores253 m
Caledonian348 m
D & B353 m

Nearby cafes

Sunday258 m
The Breakout316 m
Caffeine332 m
Freightliners City Cafe360 m

Nearby restaurants

Memsaab155 m
Loman Cafe Bistro166 m
Kokeb252 m
Oli's Fish and Chips340 m

Nearby pubs

The Jolly Sisters96 m
Two Brewers206 m
Hemingford Arms216 m
Hammerton Brewery252 m

Nearby gyms

The Gym414 m
More Yoga514 m
Islington Tennis Centre and Gym590 m
The Movement Studio636 m

Nearby pharmacies

Egerton Pharmacy601 m
Rose Pharmacy692 m
Caledonian Pharmacy695 m

Nearby health

Open Dental Care412 m
Caledonian Road Medical Practic419 m
Islington Central Medical Centre541 m
Notvello597 m
Food hygiene (5-star)47% 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

67

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
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

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

49.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route5,544m
Crossrail 2 route1,448m

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
No
Article 4 area
No
Listed buildings (800m)
143
Live planning apps (800m)
200
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
12
Major developments (800m)
0
Planning apps (12 months)
53
Planning apps (3 years)
12
Local approval rate
68%
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)
21
Largest scheme
478 homes · PART OF SITE KNOWN AS LOUGH ROAD EAST, PART OF SITE KNOWN AS LOUGH ROAD EAST, HORNSEY STREET, EDEN GROVE, N7
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
Commercial Unit, Caledonian Road, London, N1 1DN23 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 8BH

Full postcodeN7 8BH
Postcode districtN7
BoroughLondon Borough of Islington
WardLaycock
Latitude51.544955
Longitude-0.113376
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