Caledonian · Islington · Islington South and Finsbury constituency · 51.54419, -0.12321

N7 9BL— Caledonian, Islington

Location and area intelligence for N7 9BL, Caledonian, Islington

High-connectivity investment target

 

Schools 100%Safety 65/100Transport 46/100Yield 3.83%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
65
Schools
90
Transport
46
Environment
61
Investment
58

The bottom line

N7 9BL offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

N7 9BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-14.8% vs London avg
vs London crime+91.0% vs London avg

Deep-dive guides for N7 9BL

🛡️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 9BL 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 · 1 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 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 11 min walk

9 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

124.3 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 220.7%

-6% vs borough

Crime by type

Other27%
Violence & sexual offences24%
Anti-social behaviour19%
Drug offences11%
Theft7%
Burglary5%
Vehicle crime5%
Robbery2%

Stop & search

8.0

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: Euston Fire Station · 1.9km

Crime is +91% above London average

Property

Prices, sales volume and market trends

Avg floor area54 m²

EPC breakdown

C
3%
D
3%
E
2%

Based on 8 properties · Confidence: low

Street mix

Terraced 22%Detached 11%Flat 56%Other 11%

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£135,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2021 · CAGR

+8.5%

Total change

+374%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.6%

per year

Acceleration

+11.59

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached12.5%
Terraced25%
Flat/maisonette62.5%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£157k£157k+0%3
Pre-crash peak2006–2006£311k£311k+0%2
GFC & correction2008–2009£328k£475k+45%1
Pandemic surge2021–2021£744k£744k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Caledonian Road Underground StationPiccadilly line
7 min walk
Caledonian Road & Barnsbury

Nearby stations

Caledonian Road & Barnsbury Rail StationMildmay
6 min walk
Caledonian Road & BarnsburyNational Rail
6 min walk
Caledonian Road Underground StationPiccadilly
7 min walk
Camden Road Rail StationMildmay
14 min walk
Holloway Road Underground StationPiccadilly
15 min walk
No bus stops within 400m

57

Walkability score

149

Footpaths (500m)

8

Santander docks (800m)

0.2 km

Nearest cycle dock

Central London commute times

London Bridge44 min ↑
Victoria ★37 min
Waterloo42 min ↑
Canary Wharf51 min ↑
City41 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

3

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)32
Nearest car park645m
Santander docks (800m)8
Nearest cycle dock0.2 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: 1.5 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.1 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): 1

Landslide susceptibility: Low

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

13 min walk

0

GPs within 1km

4

Dentists within 1km

Nearest hospitalSt. Pancras Hospital · 1.0 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

171

Parks (1km)

20

Restaurants (800m)

17

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

5

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarket381 m
2 tennis courts2 sports halls

Nightlife (500m)

1

Nightclubs

3

Late-night venues

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

2

Libraries (1km)

2

Cinemas (2km)

742m

Post office

Nearby shops

Sainsbury's Local272 m
Caledonian398 m
D & B402 m
Tesco Express426 m

Nearby cafes

Vinyl Cafe - Tileyard Studios179 m
Villa Cafe205 m
Primrose Cafe234 m
The Breakout377 m

Nearby restaurants

CôBa214 m
York Way Fish Bar230 m
Oli's Fish and Chips389 m
Caledonian406 m

Nearby pubs

Two Tribes Brewery129 m
Newmarket Ale House / Canecão225 m
Doyles Tavern385 m
The Cally396 m

Nearby gyms

Islington Tennis Centre and Gym212 m
The Gym400 m
More Yoga624 m
Kings Cross Fitness719 m

Nearby pharmacies

York Pharmacy611 m
Caledonian Pharmacy805 m

Nearby health

Caledonian Road Medical Practic457 m
Open Dental Care478 m
Mary Rankin Dialysis Unit957 m
Dentalmark993 m
Food hygiene (5-star)52% of 103

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

58

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

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

44.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,614m
Crossrail 2 route1,579m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,509 nationally

2,115

Est. population

8,393/km²

60%

Employed

51%

Degree educated

£35,800

Median income

4.7%

Claimant rate

Inner cityHigh densityMixed

32

Community stability

Age profile

19%
38%
22%
14%
Under 1819%
18–3438%
35–4922%
50–6414%
65+8%

Tenure

35%
42%
Own outright9%
Own (mortgage)12%
Private rent35%
Social rent42%
Shared ownership1%
Rent free0%

Ethnicity

35%
23%
15%
13%
White British35%
White Other23%
Asian15%
Black13%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine14%
No car household71%
Unemployed6%
No qualifications17%

Housing tenure (Census 2021)

Social rent42%
Private rent35%

vs. London

Income vs London-14.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
61
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
8
Local approval rate
83%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
464
Largest scheme
359 homes · Tamworth, 37, North Road, Market Road & Caledonian Park, London
Pipeline pressure
NONE

Named schemes (500m)

Tamworth, 37, North Road, Market Road & Caledonian Park, London359 homes
completed
CIP Maiden Lane Estate, 1, CIP Maiden Lane Estate, 1, Maiden Lane, NW1 9YL273 homes
completed
351, Caledonian Road, London, N1 1DW156 homes
completed
Former St William Of York Rc Secondary School Demolished - Derelict Land, 1, Gifford Street, London140 homes
completed
PLAYGROUND SITE AT JUNCTION OF, PLAYGROUND SITE AT JUNCTION OF, GIFFORD STREET, RUFFORD STREET, N143 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.6%
Ward turnout
42%
Election year
2026
MP
Emily Thornberry (Labour)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Paul Edmond ConveryLabour
Una Mary O'HalloranLabour
Md Oliur RahmanLabour

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Key facts for N7 9BL

Full postcodeN7 9BL
Postcode districtN7
BoroughLondon Borough of Islington
WardCaledonian
Latitude51.544186
Longitude-0.123215
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