Laycock · Islington · Islington South and Finsbury constituency · 51.54889, -0.11020

N7 8QD— Laycock, Islington

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

High-connectivity investment target

 

Schools 100%Safety 47/100Transport 59/100Yield 3.83%⚠ Knotweed sites nearby

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
47
Schools
60
Transport
59
Environment
64
Investment
67

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

N7 8QD

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 8QD

🛡️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 8QD 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 · 4 min walk

KS2: 107.7

—

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 22 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)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 1.1km

Crime is +259% above London average

Property

Prices, sales volume and market trends

Avg floor area57.8 m²

EPC breakdown

C
22%
D
3%

Based on 25 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£144,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (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

1997–2020 · CAGR

+8.1%

Total change

+503%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.3%

per year

Acceleration

-6.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£73k£73k+0%1
Pre-crash peak2006–2006£216k£216k+0%1
GFC & correction2008–2011£230k£248k+7.8%1
Help-to-Buy recovery2014–2016£273k£397k+45.4%1
Brexit uncertainty2018–2019£341k£399k+17%1.5
Pandemic surge2020–2020£440k£440k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Holloway Road StationPiccadilly line
5.7 min walk
Drayton Park

Nearby stations

Holloway Road Underground StationPiccadilly
6 min walk
Highbury & Islington Rail StationMildmay · Windrush
7 min walk
Drayton ParkNational Rail
7 min walk
Highbury & Islington Underground StationVictoria
7 min walk
Caledonian Road Underground StationPiccadilly
7 min walk
No bus stops within 400m

63

Walkability score

174

Footpaths (500m)

0

Santander docks (800m)

0.9 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

4

Car parks (800m)

8

EV chargers (800m)

Nearest car park281m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.9 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

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

ARCHWAY MEDICAL CENTRE

652 HOLLOWAY ROAD, N19 3NU

23 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest hospitalSt. Pancras Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

54

Restaurants (800m)

31

Cafes (800m)

9

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

8

Convenience

Nearest supermarketAldi · 364 m
2 sports halls

Nightlife (500m)

1

Nightclubs

10

Late-night venues

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

0

Libraries (1km)

4

Cinemas (2km)

185m

Post office

Nearby shops

Provisions137 m
Mureli Supermarket151 m
Moonlight Supermarket157 m
Hing Yip Oriental Supermarket169 m

Nearby cafes

Freightliners City Cafe130 m
Master Chef Cafe137 m
Morsi & Co.143 m
The Barn209 m

Nearby restaurants

Emperor135 m
Zia Lucia135 m
Lamezia136 m
4Lebanese Grill136 m

Nearby pubs

Islington Blend89 m
One Eighty One150 m
The Horatia172 m
Victoria Tavern214 m

Nearby gyms

Fit4less Highbury & Islington170 m
The Movement Studio172 m
BodyJunkies326 m
Better Gym Holloway420 m

Nearby pharmacies

Egerton Pharmacy141 m
Caledonian Pharmacy558 m
Rose Pharmacy630 m
Hornsey Road Pharmacy801 m

Nearby health

Notvello145 m
The Holloway Medical Clinic169 m
The Medical Clinic217 m
pulse260 m
Food hygiene (5-star)53% 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

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 score31/100
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

50.6

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route5,946m
Crossrail 2 route1,667m

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
Yes
Article 4 area
No
Listed buildings (800m)
78
Live planning apps (800m)
131
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
32
Planning apps (3 years)
8
Local approval rate
72%
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)
25
Largest scheme
729 homes · Street Record, Benwell Road, Benwell Road (54-58 (even), London
Pipeline pressure
NONE

Named schemes (500m)

Street Record, Benwell Road, Benwell Road (54-58 (even), London729 homes
completed
St Davids Church, 74 - 76, Westbourne Road, St David's Church Hall, 57 Lough Road, London, N7 8AB42 homes
completed
BELITHA VILLAS (FMR.MOUNT CARMEL SCHOOL), BELITHA VILLAS (FMR.MOUNT CARMEL SCHOOL), HORNSEY STREET, EDEN GROVE, N739 homes
completed
Formally Mount Carmel School, 18, Eden Grove, North of Eden Grove, London, N7 8EA39 homes
completed
METHODIST CENTRAL HALL, 16-20, METHODIST CENTRAL HALL, 16-2037 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 8QD

Full postcodeN7 8QD
Postcode districtN7
BoroughLondon Borough of Islington
WardLaycock
Latitude51.548887
Longitude-0.110199
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
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