Laycock · Islington · Islington South and Finsbury constituency · 51.54672, -0.10484

N7 8JP— Laycock, Islington

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

High-connectivity investment target

 

Schools 100%Safety 47/100Transport 64/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
47
Schools
90
Transport
64
Environment
74
Investment
54

The bottom line

N7 8JP offers exceptional schools (100% Good/Outstanding) — strong value for Most buyers who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N7 8JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+24.0% vs London avg
vs London crime+259.0% vs London avg

Deep-dive guides for N7 8JP

🛡️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 8JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Laycock Primary School

Good · Inspected Jun 2024 · 3 min walk

KS2: 101.6

—

Secondary

Highbury Fields School

Not yet inspected · 9 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

233.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 317.6%

+77% vs borough

Crime by type

Other39%
Violence & sexual offences20%
Anti-social behaviour16%
Theft10%
Drug offences5%
Robbery4%
Vehicle crime2%
Burglary2%

Stop & search

12.9

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 739m

Crime is +259% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,224/m²
Price per ft²£392/ft²
Avg floor area65 m²

EPC breakdown

B
3%
C
3%

Based on 6 properties · Confidence: low

Street mix

Terraced 42%Flat 58%

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£162,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+3.6%

Total change

+150%

Market Activity

Price Velocity & Acceleration

Current Velocity

-56.1%

per year

Acceleration

-89.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 12 sales

Property Type Mix

Total: 12 sales

Terraced41.7%
Flat/maisonette58.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£110k£168k+52.3%2.5
Post-dot-com plateau2001–2003£256k£285k+11.3%1
Pre-crash peak2006–2006£321k£321k+0%1
GFC & correction2009–2009£470k£470k+0%2
Help-to-Buy recovery2016–2016£626k£626k+0%1
Current market2025–2025£275k£275k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.5% alpha

Flat/maisonette+4.5% α
Local
10.8%
District
6.3%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
1.6 min walk
Highbury & Islington

Nearby stations

Highbury & Islington Rail StationGreat Northern · Windrush
1 min walk
Highbury & IslingtonNational Rail
1 min walk
Highbury & Islington Underground StationVictoria
1 min walk
Holloway Road Underground StationPiccadilly
11 min walk
Caledonian Road & Barnsbury Rail StationMildmay
12 min walk
4 bus routes · 7 stops within 400m · 98 buses/hr peak

80

Walkability score

174

Footpaths (500m)

1

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

16

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)13
Nearest car park71m
Santander docks (800m)1
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: 16.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 94% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 58%
More green space than 81% of London

Nearest SSSI: Walthamstow Marshes 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

THE STATHAM GROVE SURGERY

STATHAM GROVE, STOKE NEWINGTON, N16 9DP

20 min walk

90%

Recommend GP

90%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalMoorfields at Hoxton · 1.7 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

100

Parks (1km)

63

Restaurants (800m)

35

Cafes (800m)

8

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

16

Sports (1km)

7

Convenience

Nearest supermarketBudgens · 362 m
11 tennis courts2 sports halls

Nightlife (500m)

4

Nightclubs

12

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

98m

Post office

Nearby shops

Tesco Express13 m
Little Waitrose44 m
Majestic53 m
Universal Newsagent80 m

Nearby cafes

Temptations46 m
Black Sheep Coffee66 m
The Coffee Run90 m
Amici95 m

Nearby restaurants

Nón21 m
La Pasta59 m
Trevi71 m
Big Papa's Peri Peri84 m

Nearby pubs

The Famous Cock121 m
The White Swan149 m
House of Hammerton186 m
Hen and Chickens theatre & bar215 m

Nearby gyms

Highbury Leisure Centre143 m
The Movement Studio385 m
Fit4less Highbury & Islington571 m
BodyJunkies719 m

Nearby pharmacies

Rose Pharmacy204 m
Egerton Pharmacy375 m
Clan Pharmacy743 m
Savemain Pharmacy943 m

Nearby health

Islington Smiles192 m
Islington Central Medical Centre253 m
Notvello364 m
B Dental398 m
Food hygiene (5-star)55% 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

A

High street health

Investment

Investment grade, yield and market outlook

54

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 score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months1

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

60

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 route5,674m
Crossrail 2 route1,252m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,852 nationally

1,935

Est. population

11,970/km²

67%

Employed

61%

Degree educated

£52,100

Median income

5.8%

Claimant rate

Urban coreHigh densityYoung professionals

34

Community stability

Age profile

18%
37%
22%
14%
Under 1818%
18–3438%
35–4922%
50–6414%
65+8%

Tenure

17%
35%
34%
Own outright12%
Own (mortgage)17%
Private rent35%
Social rent34%
Shared ownership2%
Rent free1%

Ethnicity

39%
22%
White British39%
White Other22%
Asian12%
Black12%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine11%
No car household67%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent35%
Social rent34%

vs. London

Income vs London+24.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
135
Live planning apps (800m)
212
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
42
Planning apps (3 years)
10
Local approval rate
81%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
75
Largest scheme
729 homes · Street Record, Benwell Road, Benwell Road (54-58 (even), London
Pipeline pressure
NONE

Named schemes (500m)

85, Canonbury Road, Edward's Cottages, London90 homes
completed
Land Adjacent to No. 26, Land Adjacent to No. 2668 homes
completed
37, Holloway Road, and 29 Highbury Corner, London, N7 8JP60 homes
completed
HIGHBURY COALYARD (PHASE II), HIGHBURY COALYARD (PHASE II), LIVERPOOL ROAD46 homes
completed
EDWARDS FACTORY, 17, EDWARDS FACTORY, 1742 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 8JP

Full postcodeN7 8JP
Postcode districtN7
BoroughLondon Borough of Islington
WardLaycock
Latitude51.546723
Longitude-0.104837
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