Holloway · Islington · Islington South and Finsbury constituency · 51.55451, -0.12022

N7 9RS— Holloway, Islington

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

High-connectivity investment target

 

Schools 89%Safety 74/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
74
Schools
90
Transport
50
Environment
57
Investment
52

The bottom line

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

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

N7 9RS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.4% vs London avg
vs London crime+61.0% vs London avg

Deep-dive guides for N7 9RS

🛡️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 9RS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Grafton Primary School

Good · Inspected Nov 2023 · 6 min walk

KS2: 105.4

★★

Secondary

Lift Beacon High

Good · Inspected Nov 2022 · 9 min walk

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

North Islington Nursery School

Not inspected · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-21% vs borough

Crime by type

Other24%
Anti-social behaviour19%
Violence & sexual offences15%
Theft10%
Vehicle crime10%
Burglary10%
Drug offences8%
Robbery4%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Holloway Fire Station · 842m

Crime is +61% above London average

Property

1 May

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£8,151/m²
Price per ft²£757/ft²
Avg floor area67.2 m²

EPC breakdown

C
30%
D
12%
E
1%

Based on 43 properties · Confidence: high

Street mix

Semi 2%Terraced 32%Flat 66%

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£168,000
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, partial 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

1995–2024 · CAGR

+7.9%

Total change

+798%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.6%

per year

Acceleration

-27.87

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached2.3%
Terraced31.8%
Flat/maisonette65.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£90k+44.3%1.8
Post-dot-com plateau2001–2004£133k£238k+79.2%2
Pre-crash peak2005–2007£225k£219k-2.7%1.3
GFC & correction2008–2012£195k£361k+85.1%2.7
Help-to-Buy recovery2013–2015£268k£330k+23.4%1.7
Brexit uncertainty2017–2018£358k£443k+23.6%1.5
Pandemic surge2021–2021£563k£563k+0%4
Current market2024–2024£560k£560k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+2.5% alpha

Weakest performer

Flat/maisonette

+0.4% alpha

Terraced+2.5% α
Local
9%
District
6.5%
Flat/maisonette+0.4% α
Local
7.8%
District
7.4%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position40

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
7.8 min walk
Caledonian Road & Barnsbury

Nearby stations

Holloway Road Underground StationPiccadilly
7 min walk
Caledonian Road Underground StationPiccadilly
8 min walk
Arsenal Underground StationPiccadilly
12 min walk
Upper Holloway Rail StationSuffragette
15 min walk
Tufnell Park Underground StationNorthern
16 min walk
No bus stops within 400m

61

Walkability score

207

Footpaths (500m)

0

Santander docks (800m)

1.0 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★42 min
Waterloo42 min ↑
Canary Wharf54 min ↑
City47 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

8

Car parks (800m)

7

EV chargers (800m)

Nearest car park384m
Santander docks (800m)0
Nearest cycle dock1.0 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 83% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 2.6 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 90% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.7 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

12 min walk

63%

Recommend GP

63%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

41

Restaurants (800m)

27

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

6

Gyms (1km)

8

Sports (1km)

2

Convenience

Nearest supermarketLidl · 348 m
1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

2

Cinemas (2km)

692m

Post office

Nearby shops

Hillmartin Off License269 m
Unique Newsagents344 m
Jigis Mini Market & Café375 m
Cake Addicts Bakery380 m

Nearby cafes

Amici Coffee Deli272 m
Black Velvet Cafe316 m
Caffè Nero319 m
Starbucks370 m

Nearby restaurants

Donerklubhaus269 m
Lucky's270 m
Hillmarton Tandoori270 m
Raj of Islington277 m

Nearby pubs

Prince Edward154 m
Big Red328 m
The Coronet345 m
Somali Banadir Red Sea Social Club351 m

Nearby gyms

F45 Holloway496 m
Better Gym Holloway543 m
PureGym605 m
More Yoga672 m

Nearby pharmacies

Caledonian Pharmacy470 m
Hornsey Road Pharmacy661 m
York Pharmacy858 m

Nearby health

Sobell Medical Centre464 m
Gentle Dental Care508 m
pulse786 m
Open Dental Care833 m
Food hygiene (5-star)50% of 181

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

52

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

56.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score9/100
Bakerloo Extension route6,677m
Crossrail 2 route2,584m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,197 nationally

1,302

Est. population

22,245/km²

60%

Employed

50%

Degree educated

£45,100

Median income

5.0%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

33

Community stability

Age profile

16%
36%
21%
16%
Under 1816%
18–3436%
35–4921%
50–6416%
65+11%

Tenure

34%
42%
Own outright12%
Own (mortgage)12%
Private rent34%
Social rent42%
Shared ownership1%
Rent free0%

Ethnicity

39%
23%
14%
White British39%
White Other23%
Asian9%
Black14%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine18%
No car household72%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Social rent42%
Private rent34%

vs. London

Income vs London+7.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
15
Live planning apps (800m)
135
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
8
Local approval rate
71%
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)
31
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)

Former Ta Centre, 65 - 69, Parkhurst Road, London118 homes
completed
HOLLOWAY ARCADE, 385-401, HOLLOWAY ARCADE, 385-40170 homes
completed
45, 4563 homes
completed
LOREBURN HOUSE LORAINE ESTATE, LOREBURN HOUSE LORAINE ESTATE36 homes
completed
LAND AT, 500-506, LAND AT, 500-506, CALEDONIAN ROAD, N7 9RP32 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
16.2%
Ward turnout
44%
Election year
2026
MP
Emily Thornberry (Labour)
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 9RS

Full postcodeN7 9RS
Postcode districtN7
BoroughLondon Borough of Islington
WardHolloway
Latitude51.554507
Longitude-0.120222
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