Hillrise · Islington · Islington North constituency · 51.57495, -0.12014

N8 9EL— Hillrise, Islington

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

High-connectivity investment target

 

Schools 90%Safety 72/100Transport 42/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
72
Schools
90
Transport
42
Environment
77
Investment
48

The bottom line

N8 9EL offers exceptional schools (100% Good/Outstanding), low crime and a green environment — a strong choice for Families.

Less suited to Car-free commuters.

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Location

N8 9EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for N8 9EL

🛡️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 9EL 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 · 4 min walk

KS2: 104.6

—

Secondary

Hornsey School for Girls

Not yet inspected · 11 min walk

P8: +0.37A8: 50.0

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Margaret McMillan Nursery School

Not inspected · 6 min walk

8 primaries · 2 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

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

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

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.

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£21,402/m²
Price per ft²£1,988/ft²
Avg floor area107.8 m²

EPC breakdown

C
8%
D
19%
E
6%

Based on 33 properties · Confidence: high

Street mix

Terraced 25%Detached 2%Flat 73%

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£269,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction erabefore 1900
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

1995–2024 · CAGR

+11.1%

Total change

+2026%

Market Activity

Price Velocity & Acceleration

Current Velocity

+175.8%

per year

Acceleration

+239.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 44 sales

Property Type Mix

Total: 44 sales

Detached2.3%
Terraced25%
Flat/maisonette72.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£107k£210k+96.3%2
Post-dot-com plateau2001–2004£200k£485k+142.5%2.8
Pre-crash peak2005–2007£411k£355k-13.6%3
GFC & correction2008–2012£332k£274k-17.6%1.5
Help-to-Buy recovery2013–2016£1.57m£542k-65.6%1.7
Brexit uncertainty2017–2018£783k£435k-44.4%1.5
Pandemic surge2021–2021£2.27m£2.27m+0%1
Rate-rise correction2022–2022£825k£825k+0%3
Current market2024–2024£2.27m£2.27m+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+4.6% alpha

Weakest performer

Flat/maisonette

+2.5% alpha

Terraced+4.6% α
Local
12%
District
7.4%
Flat/maisonette+2.5% α
Local
8.6%
District
6.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing18
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Finsbury Park Underground StationPiccadilly line
18.2 min walk
Crouch Hill

Nearby stations

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

52

Walkability score

78

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 park164m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Crouch Hall Road Car Park· yes
569m
🅿️
Coolhurst LT&SR Club Carpark
783m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.9 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.4 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

2

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

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

Amenities

Shops, restaurants, parks and more

370

Parks (1km)

40

Restaurants (800m)

27

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

16

Gyms (1km)

19

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Floral Hall (386 m)

Nearest supermarketFridge Of Plenty · 392 m
2 tennis courts1 sports halls

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)

652m

Post office

Nearby shops

Crouch Hill Supermarket155 m
Novelty News409 m
Majestic417 m
Wine Booze Grocery Off Licence439 m

Nearby cafes

Lydia Brasserie363 m
Coffee Circus402 m
Caffeinate411 m
Brunch on the Hill448 m

Nearby restaurants

Les 2 Garcons345 m
Dinner Box414 m
Little Good Earth418 m
Roshan's Kitchen421 m

Nearby pubs

Floral Hall386 m
The Wooden Cross423 m
The Railway Tavern424 m
King's Head468 m

Nearby gyms

3Tribes412 m
=Results444 m
N4 workout518 m
LeveOut544 m

Nearby pharmacies

Beena Pharmacy456 m
Boots502 m
Petter Pharmacy633 m
Nuchem Pharmacy685 m

Nearby health

Crouch End Orthodontics438 m
Treehouse Dental489 m
The 157 Medical Practice692 m
OpenDoor711 m
Food hygiene (5-star)70% of 136

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

48

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

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

4/100

Velocity score

Future outlook

52.5

Price growth score

C
High

Development pressure

High

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route8,912m
Crossrail 2 route3,264m

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)
14
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
4
Local approval rate
83%
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
4
Under construction
0
Completed (3yr)
21
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
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
Hillrise Mansions, Warltersville Road, London17 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 9EL

Full postcodeN8 9EL
Postcode districtN8
BoroughLondon Borough of Islington
WardHillrise
Latitude51.574945
Longitude-0.120144
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