Holloway · Islington · Islington North constituency · 51.55036, -0.11572

N7 8EP— Holloway, Islington

Location and area intelligence for N7 8EP, Holloway, Islington

The practical family move

 

Top 5% LondonSchools 100%Safety 79/100Transport 59/100~4% yield · indicativeOnly 4 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
79
Safety
79
Schools
60
Transport
59
Environment
59
Investment
58

The bottom line

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

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Location

N7 8EP

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+11.9% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for N7 8EP

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

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“The practical family move”

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How N7 8EP 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 · 2 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 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.2 incidents per 1,000 residents

Better than 72% of London
↑ Rising 422.2%

from a low base — still below London average

-70% vs borough

Crime by type

Other43%
Anti-social behaviour21%
Burglary13%
Robbery9%
Violence & sexual offences9%
Theft4%
Drug offences2%
Vehicle crime0%

Stop & search

2.5

per 1,000 residents

→ Stable

trend

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 · 1.2km

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,411/m²
Price per ft²£689/ft²
Avg floor area59.5 m²

EPC breakdown

B
71%
C
38%
D
3%

Based on 112 properties · Confidence: high

Street mix

Flat 98%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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£148,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2026 · CAGR

+2.7%

Total change

+69%

Market Activity

Price Velocity & Acceleration

Current Velocity

+125.6%

per year

Acceleration

+156.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £300k–£350k · 93 sales

Property Type Mix

Total: 93 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£273k£350k+28.2%24.5
GFC & correction2008–2012£248k£285k+15.2%3
Help-to-Buy recovery2013–2016£320k£469k+46.5%5
Brexit uncertainty2017–2019£248k£495k+100%3.5
Current market2024–2026£295k£463k+56.9%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
2.7%
District
3.5%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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
3 min walk
Caledonian Road & Barnsbury

Nearby stations

Caledonian Road Underground StationPiccadilly
4 min walk
Holloway Road Underground StationPiccadilly
4 min walk
Caledonian Road & Barnsbury Rail StationMildmay
10 min walk
Caledonian Road & BarnsburyNational Rail
10 min walk
Highbury & Islington Rail StationMildmay · Great Northern
12 min walk
No bus stops within 400m

59

Walkability score

167

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria37 min ↓
Waterloo39 min ↑
Canary Wharf44 min ↓
City ★36 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

2

Car parks (800m)

7

EV chargers (800m)

Nearest car park224m
Santander docks (800m)0
Nearest cycle dock0.9 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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB8% green spaceTree canopy: 31%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.2 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

19 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalSt. Pancras Hospital · 1.9 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

99

Parks (1km)

51

Restaurants (800m)

28

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

11

Sports (1km)

8

Convenience

No pubs within 400m — nearest: Alcedo (341 m)

Nearest supermarketAldi · 321 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

4

Cinemas (2km)

475m

Post office

Nearby shops

Cally News144 m
Local Food and Wine146 m
Tesco Express190 m
Holloway Model Bakery208 m

Nearby cafes

Sacred Cafe144 m
Cally Cafe145 m
Starbucks248 m
Kafeteryam272 m

Nearby restaurants

Chippy on the Corner143 m
Rack and Bone Smokehouse and Grill317 m
Nando's320 m
Pizze & Delizie338 m

Nearby pubs

Alcedo341 m
Victoria Tavern379 m
The Rocket (Student Bar)383 m
Zubi Bar & Lounge422 m

Nearby gyms

More Yoga238 m
Better Gym Holloway247 m
BodyJunkies334 m
Fit4less Highbury & Islington356 m

Nearby pharmacies

Caledonian Pharmacy144 m
Egerton Pharmacy529 m
Hornsey Road Pharmacy714 m

Nearby health

pulse396 m
Open Dental Care399 m
The Medical Clinic427 m
Sobell Medical Centre432 m
Food hygiene (5-star)52% of 170

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

58

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 score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months3

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

76.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityLow-deprivation areaExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,164m
Crossrail 2 route2,027m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,887 nationally

1,199

Est. population

30,000/km²

84%

Employed

82%

Degree educated

£47,000

Median income

2.6%

Claimant rate

Urban coreVery high densityYoung professionals

25

Community stability

Age profile

14%
52%
27%
Under 1814%
18–3452%
35–4927%
50–646%
65+1%

Tenure

18%
51%
19%
Own outright6%
Own (mortgage)18%
Private rent51%
Social rent19%
Shared ownership6%

Ethnicity

30%
31%
19%
White British30%
White Other31%
Asian19%
Black8%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional71%
Routine / semi-routine7%
No car household77%
Unemployed3%
No qualifications3%

Housing tenure (Census 2021)

Private rent51%
Social rent19%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
24
Live planning apps (800m)
110
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
22
Planning apps (3 years)
8
Local approval rate
77%
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)
27
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
Land At, Hornsey Street, adjacent to the East Coast Mainline, London164 homes
completed
FORMER RAILWAY SIDINGS, FORMER RAILWAY SIDINGS130 homes
completed
LAND AT 8A & 12-32, UNITS A,B,C, LAND AT 8A & 12-32, UNITS A,B,C, HORNSEY STREET, EDEN GROVE (20-24 UNITS B & D), N7105 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.2%
Ward turnout
44%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Jason JacksonLabour
Claire Louise ZammitLabour
Joe PeckLabour

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Key facts for N7 8EP

Full postcodeN7 8EP
Postcode districtN7
BoroughLondon Borough of Islington
WardHolloway
Latitude51.550361
Longitude-0.115720
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