Laycock · Islington · Islington South and Finsbury constituency · 51.54658, -0.11774

N7 8TE— Laycock, Islington

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 58/100Yield 3.83%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
70
Schools
90
Transport
58
Environment
61
Investment
63

The bottom line

N7 8TE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Toggle the things that matter to you — see how N7 8TE scores on each.

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Do you have or plan to have school-age children?
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Location

N7 8TE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-14.8% vs London avg
vs London crime+40.0% vs London avg

Deep-dive guides for N7 8TE

🛡️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 8TE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Robert Blair School and Children's Centre

Not yet inspected · 4 min walk

KS2: 103.9

★★

Secondary

Lift Beacon High

Good · Inspected Nov 2022 · 14 min walk

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.7 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 339.7%

-31% vs borough

Crime by type

Other38%
Violence & sexual offences25%
Anti-social behaviour13%
Vehicle crime7%
Theft5%
Drug offences5%
Burglary4%
Robbery3%

Stop & search

2.1

per 1,000 residents

→ Stable

trend

Road safety

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.7km

Crime is +40% above London average

Property

Prices, sales volume and market trends

Avg floor area86.3 m²

EPC breakdown

C
3%
D
3%

Based on 6 properties · Confidence: low

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£215,750
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, partial insulation (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2021 · CAGR

+5.4%

Total change

+143%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.9%

per year

Acceleration

+11.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 3 sales

Property Type Mix

Total: 3 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£240k£240k+0%1
GFC & correction2011–2011£360k£360k+0%1
Pandemic surge2021–2021£583k£583k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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 Underground StationPiccadilly line
2.7 min walk
Caledonian Road & Barnsbury

Nearby stations

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

64

Walkability score

152

Footpaths (500m)

3

Santander docks (800m)

0.6 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

1

Car parks (800m)

4

EV chargers (800m)

Nearest car park598m
Santander docks (800m)3
Nearest cycle dock0.6 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.3 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

HARMONI LTD OOH

ST PANCRAS HOSPITAL, 4 ST PANCRAS WAY, NW1 0PE

18 min walk

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalSt. Pancras Hospital · 1.5 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

110

Parks (1km)

21

Restaurants (800m)

22

Cafes (800m)

4

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

10

Sports (1km)

6

Convenience

Nearest supermarketU.see.inn Continental Supermarket · 171 m
2 tennis courts3 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)

4

Cinemas (2km)

743m

Post office

Nearby shops

Green and Flavour52 m
Sainsbury's Local191 m
Nisa Local247 m
Tesco Express291 m

Nearby cafes

Costa153 m
The Breakout182 m
Kafeteryam211 m
Starbucks218 m

Nearby restaurants

Rack and Bone Smokehouse and Grill138 m
Kokeb140 m
Oli's Fish and Chips340 m
Caledonian385 m

Nearby pubs

The Cally95 m
Two Brewers158 m
Doyles Tavern318 m
The Jolly Sisters353 m

Nearby gyms

The Gym75 m
More Yoga231 m
Islington Tennis Centre and Gym290 m
Fit4less Highbury & Islington653 m

Nearby pharmacies

Caledonian Pharmacy444 m
Egerton Pharmacy723 m
York Pharmacy768 m

Nearby health

Open Dental Care68 m
Caledonian Road Medical Practic490 m
Notvello725 m
The Medical Clinic734 m
Food hygiene (5-star)48% of 130

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

63

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

42.7

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score18/100
Bakerloo Extension route5,778m
Crossrail 2 route1,748m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,490 nationally

2,812

Est. population

21,846/km²

45%

Employed

38%

Degree educated

£35,800

Median income

6.4%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

37

Community stability

Age profile

18%
38%
20%
13%
Under 1818%
18–3439%
35–4920%
50–6413%
65+10%

Tenure

19%
61%
Own outright7%
Own (mortgage)11%
Private rent19%
Social rent61%
Shared ownership2%
Rent free1%

Ethnicity

41%
18%
14%
White British41%
White Other18%
Asian12%
Black14%
Mixed9%
Other6%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine24%
No car household71%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent61%
Private rent19%

vs. London

Income vs London-14.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
38
Live planning apps (800m)
111
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
29
Planning apps (3 years)
12
Local approval rate
62%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
478 homes · PART OF SITE KNOWN AS LOUGH ROAD EAST, PART OF SITE KNOWN AS LOUGH ROAD EAST, HORNSEY STREET, EDEN GROVE, N7
Pipeline pressure
NONE

Named schemes (500m)

423 - 425, Caledonian Road, 1-11 Balmoral Grove, 4-6 (even) Brewery Road & 1 Market Road, London252 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
42, Roman Way, London54 homes
completed
453-455, 453-455, CALEDONIAN ROAD, MARKET ROAD (2), N7 9BA44 homes
completed
St Davids Church, 74 - 76, Westbourne Road, St David's Church Hall, 57 Lough Road, London, N7 8AB42 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 8TE

Full postcodeN7 8TE
Postcode districtN7
BoroughLondon Borough of Islington
WardLaycock
Latitude51.546580
Longitude-0.117737
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