Caledonian · Islington · Islington South and Finsbury constituency · 51.54471, -0.11825

N7 9BZ— Caledonian, Islington

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 58/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
70
Schools
60
Transport
58
Environment
61
Investment
49

The bottom line

N7 9BZ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Check your dealbreakers

Toggle the things that matter to you — see how N7 9BZ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how N7 9BZ meets your needs.

Location

N7 9BZ

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 9BZ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare N7 9BZ with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“High-connectivity investment target”

Share:WhatsAppShare on X

How N7 9BZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Robert Blair School and Children's Centre

Not yet inspected · 3 min walk

KS2: 103.9

—

Secondary

Elizabeth Garrett Anderson School

Not yet inspected · Inspected Jan 2025 · 17 min walk

P8: +0.26A8: 54.2

100% of local schools rated Good or Outstanding · based on 20 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 12 min walk

7 primaries · 0 secondaries · 1 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Islington Fire Station · 1.2km

Crime is +40% 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£6,556/m²
Price per ft²£609/ft²
Avg floor area76.3 m²

EPC breakdown

C
14%
D
5%

Based on 19 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

Low

Market activity

100d

Days to sell

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 era1967-1975
WallsCavity wall, 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

1999–2025 · CAGR

+6.7%

Total change

+435%

Market Activity

Price Velocity & Acceleration

Current Velocity

+214.7%

per year

Acceleration

+266.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £150k–£175k · 7 sales

Property Type Mix

Total: 7 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£93k£93k+0%1
Post-dot-com plateau2003–2003£165k£165k+0%1
Pre-crash peak2007–2007£228k£228k+0%1
GFC & correction2010–2010£244k£244k+0%1
Help-to-Buy recovery2013–2014£325k£157k-51.6%1
Current market2025–2025£495k£495k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
5.1 min walk
Caledonian Road & Barnsbury

Nearby stations

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

69

Walkability score

157

Footpaths (500m)

6

Santander docks (800m)

0.5 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)

7

EV chargers (800m)

Nearest car park793m
Santander docks (800m)6
Nearest cycle dock0.5 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
NoiseHIGH
road
Noisier 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 AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 4.4 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

16 min walk

0

GPs within 1km

5

Dentists within 1km

Nearest hospitalSt. Pancras Hospital · 1.3 km
Nearest A&EUNIVERSITY COLLEGE LONDON HOSPITALS NHS FOUNDATION TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%79.1%

Amenities

Shops, restaurants, parks and more

138

Parks (1km)

26

Restaurants (800m)

21

Cafes (800m)

5

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

5

Convenience

Nearest supermarketU.see.inn Continental Supermarket · 44 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

4

Cinemas (2km)

902m

Post office

Nearby shops

Caledonian160 m
D & B171 m
Green and Flavour249 m
Roma303 m

Nearby cafes

The Breakout35 m
Caffeine122 m
La Primavera276 m
Soto Coffee339 m

Nearby restaurants

Oli's Fish and Chips137 m
Caledonian182 m
Peppercorn255 m
Didar260 m

Nearby pubs

Doyles Tavern116 m
The Cally116 m
Ideo's176 m
Two Brewers254 m

Nearby gyms

The Gym204 m
Islington Tennis Centre and Gym275 m
More Yoga440 m
Cally Pool and Gym714 m

Nearby pharmacies

Caledonian Pharmacy653 m
York Pharmacy825 m
Egerton Pharmacy861 m

Nearby health

Open Dental Care269 m
Caledonian Road Medical Practic287 m
The Medical Clinic905 m
pulse915 m
Food hygiene (5-star)46% 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

49

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

54.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score21/100
Bakerloo Extension route5,583m
Crossrail 2 route1,554m

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)
49
Live planning apps (800m)
117
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
37
Planning apps (3 years)
10
Local approval rate
68%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
252 homes · 423 - 425, Caledonian Road, 1-11 Balmoral Grove, 4-6 (even) Brewery Road & 1 Market Road, London
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
351, Caledonian Road, London, N1 1DW156 homes
completed
42, Roman Way, London54 homes
completed
453-455, 453-455, CALEDONIAN ROAD, MARKET ROAD (2), N7 9BA44 homes
completed
FREDERICA STREET (OFF)40 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

Live in N7 9BZ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for N7 9BZ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Islington with nearby boroughs:

Islington vs HackneyIslington vs CamdenIslington vs HaringeyIslington vs Westminster

Similar postcodes

Frequently asked questions

📍 Track N7 9BZ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for N7 9BZ

Full postcodeN7 9BZ
Postcode districtN7
BoroughLondon Borough of Islington
WardCaledonian
Latitude51.544709
Longitude-0.118247
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