Holloway · Islington · Islington North constituency · 51.55252, -0.11830

N7 9RH— Holloway, Islington

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

High-connectivity investment target

 

Top 13% LondonSchools 100%Safety 70/100Transport 56/100Yield 3.83%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
72
Safety
70
Schools
90
Transport
56
Environment
57
Investment
67

The bottom line

N7 9RH 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 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N7 9RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for N7 9RH

🛡️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 9RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Sacred Heart Catholic Primary School

Not yet inspected · 5 min walk

KS2: 107.7

★★

Secondary

Lift Beacon High

Good · Inspected Nov 2022 · 10 min walk

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

95.1 incidents per 1,000 residents

Higher crime than 71% of London
↑ Rising 1680.0%

-28% vs borough

Crime by type

Other24%
Anti-social behaviour22%
Violence & sexual offences19%
Vehicle crime15%
Theft10%
Burglary5%
Drug offences4%
Robbery2%

Stop & search

1.1

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 1.0km

Crime is +46% above London average

Property

Prices, sales volume and market trends

Avg floor area83.8 m²

EPC breakdown

B
1%
C
13%
D
8%
E
2%

Based on 24 properties · Confidence: medium

Street mix

Terraced 12%Flat 85%Other 4%

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£209,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+9.6%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+125.0%

per year

Acceleration

+119.74

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 25 sales

Property Type Mix

Total: 25 sales

Terraced12%
Flat/maisonette88%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£113k£165k+46.7%2.5
Post-dot-com plateau2001–2004£149k£230k+54.4%1.5
Pre-crash peak2007–2007£353k£353k+0%2
GFC & correction2008–2012£373k£375k+0.5%1.5
Help-to-Buy recovery2013–2016£413k£491k+19.1%1.5
Brexit uncertainty2018–2019£429k£475k+10.7%1
Pandemic surge2021–2021£500k£500k+0%3
Rate-rise correction2023–2023£1.13m£1.13m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
6.4%
District
7.1%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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 min walk
Caledonian Road & Barnsbury

Nearby stations

Holloway Road Underground StationPiccadilly
4 min walk
Caledonian Road Underground StationPiccadilly
6 min walk
Arsenal Underground StationPiccadilly
13 min walk
Caledonian Road & Barnsbury Rail StationMildmay
13 min walk
Caledonian Road & BarnsburyNational Rail
13 min walk
No bus stops within 400m

54

Walkability score

184

Footpaths (500m)

0

Santander docks (800m)

0.9 km

Nearest cycle dock

Central London commute times

London Bridge40 min ↑
Victoria37 min ↓
Waterloo39 min ↑
Canary Wharf44 min ↓
City ★36 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)

7

EV chargers (800m)

Nearest car park433m
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 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: 2.4 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 86% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 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

16 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 2.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

104

Parks (1km)

40

Restaurants (800m)

28

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

7

Gyms (1km)

12

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Somali Banadir Red Sea Social Club (366 m)

Nearest supermarketLidl · 540 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

3

Cinemas (2km)

848m

Post office

Nearby shops

Local Food and Wine209 m
Cally News227 m
Hillmartin Off License347 m
Ruyam Food Centre356 m

Nearby cafes

Cally Cafe215 m
Sacred Cafe336 m
Titanic357 m
Café Euro368 m

Nearby restaurants

Chippy on the Corner240 m
Hillmarton Tandoori338 m
sensations355 m
Neza355 m

Nearby pubs

Somali Banadir Red Sea Social Club366 m
Islington Sports Bar & Grill369 m
The Coronet393 m
Prince Edward407 m

Nearby gyms

Better Gym Holloway340 m
F45 Holloway376 m
More Yoga432 m
BodyJunkies486 m

Nearby pharmacies

Caledonian Pharmacy220 m
Hornsey Road Pharmacy640 m
Egerton Pharmacy781 m
York Pharmacy815 m

Nearby health

Sobell Medical Centre367 m
pulse581 m
Open Dental Care601 m
The Medical Clinic633 m
Food hygiene (5-star)49% of 191

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

67

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 score30/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Future outlook

56.3

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,434m
Crossrail 2 route2,327m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,744 nationally

1,872

Est. population

13,781/km²

69%

Employed

63%

Degree educated

£47,000

Median income

4.0%

Claimant rate

Urban coreHigh densityYoung professionals

33

Community stability

Age profile

44%
19%
15%
Under 1812%
18–3444%
35–4919%
50–6415%
65+10%

Tenure

15%
15%
39%
29%
Own outright15%
Own (mortgage)15%
Private rent39%
Social rent29%
Shared ownership1%
Rent free0%

Ethnicity

44%
28%
White British44%
White Other28%
Asian9%
Black7%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household66%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent39%
Social rent29%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
130
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
10
Local approval rate
75%
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£400/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
28
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)

PART OF SITE KNOWN AS LOUGH ROAD EAST, PART OF SITE KNOWN AS LOUGH ROAD EAST, HORNSEY STREET, EDEN GROVE, N7478 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
Land At, Hornsey Street, adjacent to the East Coast Mainline, London164 homes
completed
FORMER RAILWAY SIDINGS, FORMER RAILWAY SIDINGS130 homes
completed
LOREBURN HOUSE LORAINE ESTATE, LOREBURN HOUSE LORAINE ESTATE36 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 9RH

Full postcodeN7 9RH
Postcode districtN7
BoroughLondon Borough of Islington
WardHolloway
Latitude51.552524
Longitude-0.118299
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