Hillrise · Islington · Islington North constituency · 51.57469, -0.12128

N8 9EE— Hillrise, Islington

Location and area intelligence for N8 9EE, Hillrise, Islington

High-connectivity investment target

 

Schools 90%Safety 72/100Transport 41/100~5% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
72
Schools
90
Transport
41
Environment
77
Investment
51

The bottom line

N8 9EE offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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.

Less suited to Car-free commuters.

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Location

N8 9EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+76.0% vs London avg

Deep-dive guides for N8 9EE

🛡️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 N8 9EE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Ashmount Primary School

Good · Inspected May 2023 · 3 min walk

KS2: 104.6

★★

Secondary

Arts and Media School Islington

Good · Inspected Apr 2023 · 12 min walk

P8: +0.32A8: 45.9

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

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 5 min walk

8 primaries · 3 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

114.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-13% vs borough

Crime by type

Other28%
Anti-social behaviour27%
Violence & sexual offences23%
Vehicle crime13%
Burglary5%
Drug offences2%
Theft1%
Robbery0%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

4

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.4km

Crime is +76% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N8 district median

£515,000

Based on 361 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£7,692/m²
Price per ft²£715/ft²
Avg floor area69.8 m²

EPC breakdown

C
7%
D
7%
E
5%

Based on 19 properties · Confidence: medium

Street mix

Semi 3%Terraced 6%Flat 92%

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 yield850 kWh/kWp/yr
Rebuild cost estimate£174,500
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,691
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.8%

Total change

+660%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.5%

per year

Acceleration

-6.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 35 sales

Property Type Mix

Total: 35 sales

Semi-detached2.9%
Terraced5.7%
Flat/maisonette91.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£80k£114k+43.1%1.7
Post-dot-com plateau2001–2004£165k£218k+31.9%2.7
Pre-crash peak2005–2007£298k£314k+5.5%2
GFC & correction2008–2012£318k£1.00m+215%1.5
Help-to-Buy recovery2014–2014£464k£464k+0%2
Brexit uncertainty2017–2018£445k£575k+29.2%1.5
Pandemic surge2021–2021£523k£523k+0%2
Rate-rise correction2022–2023£525k£397k-24.4%1
Current market2025–2026£503k£606k+20.5%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
6.8%
District
6.5%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing18
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Archway Underground StationNorthern line
16.9 min walk
Crouch Hill

Nearby stations

Crouch Hill Rail StationSuffragette
6 min walk
Crouch HillNational Rail
6 min walk
Upper Holloway Rail StationSuffragette
17 min walk
Archway Underground StationNorthern
17 min walk
Finsbury Park Underground StationPiccadilly · Victoria
19 min walk
No bus stops within 400m

53

Walkability score

91

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge52 min ↑
Victoria ★45 min
Waterloo45 min ↑
Canary Wharf56 min ↑
City49 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

12

Car parks (800m)

4

EV chargers (800m)

Nearest car park174m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
553m
🅿️
Coolhurst LT&SR Club Carpark
716m

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: 13.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 97% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.3 km

Energy

Solar: 850 kWh/kWp/yr

Ground stability

Geology: DIAMICTON

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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 yield849.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE RISE GROUP PRACTICE

HORNSEY RISE HEALTH CENTRE, HORNSEY RISE, N19 3YU

6 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest A&EWHITTINGTON HEALTH NHS TRUST · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

268

Parks (1km)

44

Restaurants (800m)

25

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

16

Gyms (1km)

16

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Floral Hall (372 m)

Nearest supermarketFridge Of Plenty · 378 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

3

Cinemas (2km)

661m

Post office

Nearby shops

Crouch Hill Supermarket133 m
Majestic386 m
Wine Booze Grocery Off Licence398 m
Alyan Food & Wine416 m

Nearby cafes

Lydia Brasserie350 m
Merro378 m
Coffee Circus388 m
Caffeinate398 m

Nearby restaurants

Les 2 Garcons325 m
Roshan's Kitchen393 m
Pandan Leaf396 m
Dinner Box422 m

Nearby pubs

Floral Hall372 m
The Railway Tavern395 m
The Wooden Cross407 m
King's Head450 m

Nearby gyms

3Tribes370 m
=Results409 m
The Reset Rooms562 m
LeveOut568 m

Nearby pharmacies

Beena Pharmacy431 m
Boots491 m
Petter Pharmacy630 m
Nuchem Pharmacy715 m

Nearby health

Crouch End Orthodontics393 m
Treehouse Dental476 m
OpenDoor717 m
The 157 Medical Practice722 m
Food hygiene (5-star)69% of 140

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

51

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
4.7% (good)London avg: 3.8%Strong yield — top 23% of London
Gentrification score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+16.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

54.9

Price growth score

C
High

Development pressure

High

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,897m
Crossrail 2 route3,341m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,754 nationally

1,314

Est. population

12,710/km²

67%

Employed

62%

Degree educated

£39,800

Median income

6.1%

Claimant rate

Inner cityHigh densityYoung professionals

43

Community stability

Age profile

19%
26%
26%
20%
Under 1819%
18–3426%
35–4926%
50–6420%
65+10%

Tenure

16%
26%
24%
33%
Own outright16%
Own (mortgage)26%
Private rent24%
Social rent33%
Shared ownership1%
Rent free0%

Ethnicity

52%
18%
14%
White British52%
White Other18%
Asian5%
Black14%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine13%
No car household53%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Social rent33%
Private rent24%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
5
Local approval rate
57%
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
4
Under construction
0
Completed (3yr)
19
Largest scheme
146 homes · HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ
Pipeline pressure
LOW

Named schemes (500m)

HORNSEY TOWN HALL, Hornsey Town Hall, The Broadway, N8 9BQ146 homes
completed
The Exchange (FMR TELECOM HOUSE), 71, The Exchange (FMR TELECOM HOUSE), 71, CROUCH END HILL, N8 8DD84 homes
completed
Dickenson House & Womersley House, Dickenson House & Womersley House, Dickenson Road, Wormersley Road, N842 homes
completed
68-111, 68-111, WARLTERSVILLE ROAD34 homes
completed
Ivy Hall Community Centre, 300, Holly Park, London, N4 4BN23 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.8%
Ward turnout
45%
Election year
2026
MP
Jeremy Corbyn (Independent)
MP majority
7,247
Constituency
Islington North

Councillors

Shreya NandaLabour
Michelline Safi-NgongoLabour
Marian SpallLabour

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Key facts for N8 9EE

Full postcodeN8 9EE
Postcode districtN8
BoroughLondon Borough of Islington
WardHillrise
Latitude51.574694
Longitude-0.121280
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