Holloway · Islington · Islington North constituency · 51.54974, -0.12257

N7 9EL— Holloway, Islington

Location and area intelligence for N7 9EL, Holloway, Islington

The practical family move

 

Schools 100%Safety 77/100Transport 57/100Yield 3.83%

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
68
Safety
77
Schools
90
Transport
57
Environment
59
Investment
65

The bottom line

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

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Location

N7 9EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-7.4% vs London avg
vs London crime+36.0% vs London avg

Deep-dive guides for N7 9EL

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How N7 9EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hungerford School

Good · Inspected Oct 2022 · 4 min walk

KS2: 103.8

★★

Secondary

Lift Beacon High

Good · Inspected Nov 2022 · 8 min walk

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Kate Greenaway Nursery School and Children's Centre

Not inspected · 19 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

88.1 incidents per 1,000 residents

Higher crime than 67% of London
→ Stable

-33% vs borough

Crime by type

Violence & sexual offences25%
Anti-social behaviour22%
Other21%
Vehicle crime13%
Burglary7%
Drug offences6%
Theft5%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.4km

Crime is +36% above London average

Property

Prices, sales volume and market trends

Avg floor area70.5 m²

EPC breakdown

B
3%
C
24%
D
12%
E
1%

Based on 40 properties · Confidence: high

Street mix

Terraced 21%Flat 79%

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£176,250
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
WallsTimber frame, as built, partial insulation (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,503
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+9.6%

Total change

+801%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.6%

per year

Acceleration

+3.82

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 13 sales

Property Type Mix

Total: 13 sales

Terraced15.4%
Flat/maisonette84.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£71k£71k+0%1
Pre-crash peak2006–2007£247k£223k-10.1%1.5
GFC & correction2011–2012£249k£245k-1.6%1
Help-to-Buy recovery2013–2016£240k£348k+44.8%2.5
Brexit uncertainty2019–2019£465k£465k+0%1
Rate-rise correction2022–2022£640k£640k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+4.5% alpha

Flat/maisonette+4.5% α
Local
13.1%
District
8.6%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
3.5 min walk
Caledonian Road & Barnsbury

Nearby stations

Caledonian Road Underground StationPiccadilly
4 min walk
Holloway Road Underground StationPiccadilly
9 min walk
Caledonian Road & Barnsbury Rail StationMildmay
11 min walk
Caledonian Road & BarnsburyNational Rail
11 min walk
Kentish Town Underground StationNorthern
16 min walk
No bus stops within 400m

51

Walkability score

123

Footpaths (500m)

1

Santander docks (800m)

0.6 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

1

Car parks (800m)

7

EV chargers (800m)

Nearest car park702m
Santander docks (800m)1
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.1 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 28%
Below average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 3.8 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

ARCHWAY MEDICAL CENTRE

652 HOLLOWAY ROAD, N19 3NU

18 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt. Pancras Hospital · 1.6 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

124

Parks (1km)

12

Restaurants (800m)

9

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

2

Convenience

Nearest supermarket359 m
2 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

501m

Post office

Nearby shops

Corner Shop88 m
Tesco Express315 m
Cally News343 m
Sainsbury's Local346 m

Nearby cafes

Caravan118 m
Kafeteryam336 m
Cally Cafe346 m
Starbucks357 m

Nearby restaurants

Casa Do Benfica244 m
Chippy on the Corner340 m
Hillmarton Tandoori353 m
Rack and Bone Smokehouse and Grill394 m

Nearby pubs

The Depot125 m
The Cally542 m
Lord Stanley572 m
Two Brewers625 m

Nearby gyms

More Yoga352 m
Islington Tennis Centre and Gym435 m
The Gym445 m
Better Gym Holloway684 m

Nearby pharmacies

Caledonian Pharmacy345 m
York Pharmacy415 m

Nearby health

Open Dental Care420 m
Sobell Medical Centre784 m
Caledonian Road Medical Practic913 m
Gentle Dental Care1.0 km
Food hygiene (5-star)50% of 86

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

E

High street health

Investment

Investment grade, yield and market outlook

65

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 score18/100
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

42.2

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,198m
Crossrail 2 route2,169m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,898 nationally

1,816

Est. population

16,458/km²

58%

Employed

48%

Degree educated

£38,900

Median income

6.4%

Claimant rate

Urban coreVery high densityMixed

36

Community stability

Age profile

21%
36%
18%
15%
Under 1821%
18–3436%
35–4918%
50–6415%
65+10%

Tenure

28%
46%
Own outright12%
Own (mortgage)13%
Private rent28%
Social rent46%
Shared ownership0%
Rent free1%

Ethnicity

39%
19%
14%
White British39%
White Other19%
Asian11%
Black14%
Mixed8%
Other11%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine18%
No car household66%
Unemployed6%
No qualifications19%

Housing tenure (Census 2021)

Social rent46%
Private rent28%

vs. London

Income vs London-7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
121
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
11
Local approval rate
79%
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)
12
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
Ada Lewis House, 1, Dalmeny Avenue, London, N7 0LD45 homes
completed
Hungerford Primary School, 249, Hungerford Road, N7 9LF38 homes
completed
HAWBERRY HOUSE, 11, HAWBERRY HOUSE, 11, NORTH ROAD, N735 homes
completed
John Barnes Library, 275, Camden Road, London34 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.2%
Ward turnout
44%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
15,455
Constituency
Islington South and Finsbury

Councillors

Jason JacksonLabour
Claire Louise ZammitLabour
Joe PeckLabour

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Key facts for N7 9EL

Full postcodeN7 9EL
Postcode districtN7
BoroughLondon Borough of Islington
WardHolloway
Latitude51.549742
Longitude-0.122568
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