Holloway · Islington · Islington North constituency · 51.55172, -0.11330

N7 8HE— Holloway, Islington

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

High-connectivity investment target

 

Bottom 25% LondonSchools 75%Safety 70/100Transport 61/100Yield 3.83%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
69
Safety
70
Schools
45
Transport
61
Environment
59
Investment
67

The bottom line

N7 8HE offers 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 8HE

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+50.0% vs London avg

Deep-dive guides for N7 8HE

🛡️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 8HE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair 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 · 10 min walk

P8: +0.45A8: 51.8

75% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

Childcare

North Islington Nursery School

Not inspected · 21 min walk

6 primaries · 1 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.1km

Crime is +50% above London average

Property

Prices, sales volume and market trends

Avg floor area50.7 m²

EPC breakdown

B
3%
C
14%

Based on 17 properties · Confidence: medium

Street mix

Flat 100%

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£126,750
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
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,503
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2005–2023 · CAGR

+1.1%

Total change

+21%

Market Activity

Price Velocity & Acceleration

Current Velocity

-32.5%

per year

Acceleration

-27.74

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £200k–£250k · 46 sales

Property Type Mix

Total: 46 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2007£223k£275k+23.6%9
GFC & correction2008–2012£290k£368k+26.7%2.2
Help-to-Buy recovery2013–2016£312k£432k+38.3%1.5
Brexit uncertainty2017–2019£463k£448k-3.2%2
Pandemic surge2020–2021£420k£400k-4.8%1
Rate-rise correction2023–2023£270k£270k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
5.1%
District
5.8%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

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
Seasonal Timing9
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
Holloway Road Underground StationPiccadilly line
1.3 min walk
Drayton Park

Nearby stations

Holloway Road Underground StationPiccadilly
1 min walk
Caledonian Road Underground StationPiccadilly
6 min walk
Drayton ParkNational Rail
7 min walk
Arsenal Underground StationPiccadilly
11 min walk
Highbury & Islington Rail StationGreat Northern · Windrush
11 min walk
No bus stops within 400m

68

Walkability score

179

Footpaths (500m)

0

Santander docks (800m)

1.1 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

4

Car parks (800m)

6

EV chargers (800m)

Nearest car park101m
Santander docks (800m)0
Nearest cycle dock1.1 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 2.2 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 40%
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

6

Dentists within 1km

Nearest hospitalSt. Pancras Hospital · 2.1 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

72

Parks (1km)

63

Restaurants (800m)

30

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

11

Convenience

Nearest supermarketAldi · 102 m
2 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)

3

Cinemas (2km)

343m

Post office

Nearby shops

Tesco Express59 m
Londis117 m
Kioskey127 m
BK News137 m

Nearby cafes

Sacred Cafe84 m
The Crown123 m
The Travel Cafe129 m
Gonuts Boba Tea134 m

Nearby restaurants

Nando's95 m
Subway133 m
OA Com Tam137 m
Pizze & Delizie141 m

Nearby pubs

Alcedo151 m
The Rocket (Student Bar)186 m
Victoria Tavern231 m
Islington Sports Bar & Grill262 m

Nearby gyms

Better Gym Holloway41 m
BodyJunkies130 m
F45 Holloway217 m
Fit4less Highbury & Islington238 m

Nearby pharmacies

Caledonian Pharmacy335 m
Egerton Pharmacy438 m
Hornsey Road Pharmacy509 m

Nearby health

pulse223 m
Sobell Medical Centre255 m
The Medical Clinic276 m
The Holloway Medical Clinic407 m
Food hygiene (5-star)49% of 172

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 score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

53.4

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,286m
Crossrail 2 route2,048m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
27
Live planning apps (800m)
94
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
7
Local approval rate
78%
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)
23
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 8HE

Full postcodeN7 8HE
Postcode districtN7
BoroughLondon Borough of Islington
WardHolloway
Latitude51.551716
Longitude-0.113298
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