Laycock · Islington · Islington North constituency · 51.54932, -0.11138

N7 8SE— Laycock, Islington

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

High-connectivity investment target

 

Schools 100%Safety 68/100Transport 55/100Yield 3.83%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
68
Schools
60
Transport
55
Environment
64
Investment
66

The bottom line

N7 8SE offers exceptional schools (100% Good/Outstanding) and 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 8SE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime+62.0% vs London avg

Deep-dive guides for N7 8SE

🛡️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 8SE 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 · 10 min walk

P8: +0.45A8: 51.8

100% of local schools rated Good or Outstanding · based on 19 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 · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

105.4 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 289.3%

-20% vs borough

Crime by type

Other39%
Anti-social behaviour17%
Violence & sexual offences16%
Drug offences7%
Robbery6%
Burglary6%
Vehicle crime6%
Theft3%

Stop & search

2.9

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 · 1.2km

Crime is +62% above London average

Property

Prices, sales volume and market trends

Avg floor area76.3 m²

EPC breakdown

C
3%
D
1%

Based on 4 properties · Confidence: low

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£190,750
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
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

1997–2021 · CAGR

+8.8%

Total change

+660%

Market Activity

Price Velocity & Acceleration

Current Velocity

+66.0%

per year

Acceleration

+51.88

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£77k£155k+101.3%1
Post-dot-com plateau2004–2004£230k£230k+0%1
Pre-crash peak2006–2007£280k£300k+7.1%1
GFC & correction2010–2012£309k£353k+14.1%1
Pandemic surge2021–2021£585k£585k+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
4.8 min walk
Drayton Park

Nearby stations

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

66

Walkability score

198

Footpaths (500m)

0

Santander docks (800m)

0.9 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

4

Car parks (800m)

8

EV chargers (800m)

Nearest car park197m
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 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: 2.0 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 4.5 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

22 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalSt. Pancras Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

59

Restaurants (800m)

32

Cafes (800m)

7

Pubs (400m)

3

Pharmacies (800m)

7

Gyms (1km)

9

Sports (1km)

11

Convenience

Nearest supermarketAldi · 298 m
2 sports halls

Nightlife (500m)

0

Nightclubs

7

Late-night venues

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

0

Libraries (1km)

4

Cinemas (2km)

207m

Post office

Nearby shops

Holloway Model Bakery145 m
Provisions182 m
Kool Food and Wine204 m
Good Value206 m

Nearby cafes

Freightliners City Cafe162 m
Frozen River Bubble Tea201 m
Rindo202 m
Master Chef Cafe205 m

Nearby restaurants

Taste of Holloway Pizza171 m
EZ & Moss171 m
Chop Inn Fish Bar174 m
Morley's Fried Chicken175 m

Nearby pubs

Islington Blend164 m
One Eighty One172 m
Victoria Tavern182 m
Zubi Bar & Lounge210 m

Nearby gyms

Fit4less Highbury & Islington132 m
The Movement Studio238 m
BodyJunkies267 m
Better Gym Holloway338 m

Nearby pharmacies

Egerton Pharmacy215 m
Caledonian Pharmacy465 m
Rose Pharmacy724 m
Hornsey Road Pharmacy751 m

Nearby health

The Medical Clinic206 m
The Holloway Medical Clinic222 m
Notvello222 m
pulse227 m
Food hygiene (5-star)51% of 185

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

66

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

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

47

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route6,004m
Crossrail 2 route1,755m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,664 nationally

1,034

Est. population

21,681/km²

58%

Employed

48%

Degree educated

£47,000

Median income

5.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

21%
37%
20%
16%
Under 1821%
18–3437%
35–4920%
50–6416%
65+7%

Tenure

27%
50%
Own outright9%
Own (mortgage)13%
Private rent27%
Social rent50%
Shared ownership1%

Ethnicity

32%
22%
15%
16%
White British33%
White Other22%
Asian15%
Black16%
Mixed8%
Other7%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household68%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Social rent50%
Private rent27%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
75
Live planning apps (800m)
126
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
6
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)
23
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
PART OF SITE KNOWN AS LOUGH ROAD EAST, PART OF SITE KNOWN AS LOUGH ROAD EAST, HORNSEY STREET, EDEN GROVE, N7478 homes
completed
Land At, Hornsey Street, adjacent to the East Coast Mainline, London164 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
City And Islington College Sixth Form Centre, 103 - 111, Benwell Road, 20-40 Hornsey Road, London, N7 7BW84 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.8%
Ward turnout
41%
Election year
2026
MP
Jeremy Corbyn (Independent)
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 8SE

Full postcodeN7 8SE
Postcode districtN7
BoroughLondon Borough of Islington
WardLaycock
Latitude51.549320
Longitude-0.111378
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