Hillrise · Islington · Islington North constituency · 51.57456, -0.12256

N8 9EH— Hillrise, Islington

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

The family fortress

 

Schools 100%Safety 78/100Transport 41/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
68
Safety
78
Schools
90
Transport
41
Environment
78
Investment
46

The bottom line

N8 9EH offers exceptional schools (100% Good/Outstanding), low crime and a green environment — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

N8 9EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-5.2% vs London avg
vs London crime+27.0% vs London avg

Deep-dive guides for N8 9EH

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe🍕 Buzzing

“The family fortress”

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How N8 9EH 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 · 2 min walk

KS2: 104.6

★★

Secondary

City of London Academy, Highgate Hill

Good · Inspected May 2024 · 11 min walk

P8: +0.13A8: 44.8

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

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

82.6 incidents per 1,000 residents

Higher crime than 63% of London
→ Stable

-37% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences26%
Other24%
Vehicle crime11%
Drug offences6%
Burglary6%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hornsey Fire Station · 1.4km

Crime is +27% 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.

N8 district median

£515,000

Based on 361 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,822/m²
Price per ft²£634/ft²
Avg floor area58.8 m²

EPC breakdown

C
15%
D
12%
E
3%
F
2%

Based on 32 properties · Confidence: high

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 yield850 kWh/kWp/yr
Rebuild cost estimate£147,000
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, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,503
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+6.8%

Total change

+449%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.5%

per year

Acceleration

-33.97

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£82k£131k+60.7%1.5
Post-dot-com plateau2002–2002£168k£168k+0%1
Pre-crash peak2006–2006£225k£225k+0%3
GFC & correction2008–2009£300k£230k-23.3%1
Help-to-Buy recovery2013–2016£270k£493k+82.4%1
Brexit uncertainty2017–2018£488k£420k-13.8%1
Pandemic surge2020–2021£430k£390k-9.3%1.5
Rate-rise correction2023–2023£489k£489k+0%2
Current market2024–2024£448k£448k+0%2

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 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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 min walk
Crouch Hill

Nearby stations

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

55

Walkability score

113

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 park215m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
535m
🅿️
Coolhurst LT&SR Club Carpark
639m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.8 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 70%
More green space than 80% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.2 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

5 min walk

71%

Recommend GP

71%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

3

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

207

Parks (1km)

41

Restaurants (800m)

25

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

15

Gyms (1km)

22

Sports (1km)

2

Convenience

Nearest supermarketFridge Of Plenty · 367 m
6 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

0

Libraries (1km)

3

Cinemas (2km)

668m

Post office

Nearby shops

Crouch Hill Supermarket175 m
Wine Booze Grocery Off Licence356 m
Majestic356 m
Londis361 m

Nearby cafes

Merro291 m
Lydia Brasserie342 m
Coffee Circus377 m
Brunch on the Hill386 m

Nearby restaurants

Les 2 Garcons310 m
Pandan Leaf352 m
Subway361 m
Roshan's Kitchen366 m

Nearby pubs

Floral Hall361 m
The Railway Tavern368 m
The Wooden Cross393 m
King's Head431 m

Nearby gyms

3Tribes327 m
=Results374 m
Islington Boxing Club553 m
The Reset Rooms559 m

Nearby pharmacies

Beena Pharmacy405 m
Boots478 m
Petter Pharmacy624 m
Nuchem Pharmacy769 m

Nearby health

Crouch End Orthodontics346 m
Treehouse Dental462 m
OpenDoor718 m
Middle Lane Dental772 m
Food hygiene (5-star)71% of 129

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

46

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 score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition251
Sales last 12 months0

Rental market

Medium

Demand

Medium

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

52.3

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 route3,429m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,112 nationally

1,319

Est. population

15,505/km²

57%

Employed

47%

Degree educated

£39,800

Median income

7.2%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

41

Community stability

Age profile

22%
26%
22%
19%
Under 1822%
18–3426%
35–4922%
50–6419%
65+12%

Tenure

14%
16%
61%
Own outright9%
Own (mortgage)14%
Private rent16%
Social rent61%

Ethnicity

36%
22%
17%
White British36%
White Other22%
Asian7%
Black17%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional32%
Routine / semi-routine21%
No car household62%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent61%
Private rent16%

vs. London

Income vs London-5.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
5
Local approval rate
50%
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)
11
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
FORMER CROUCH END RAILWAY STATION, FORMER CROUCH END RAILWAY STATION, CROUCH END HILL, N849 homes
completed
68-111, 68-111, WARLTERSVILLE ROAD34 homes
completed
Ujima Court, 22 - 28, Hornsey Rise, Ashley Road, London28 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 9EH

Full postcodeN8 9EH
Postcode districtN8
BoroughLondon Borough of Islington
WardHillrise
Latitude51.574561
Longitude-0.122556
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