New Build Investor Guide – Islington

Apr 2021

Buying a new build property off plan? Check out our Area Guide first

Are you considering purchasing a new build, off plan property in Brent? Want to get the latest information on house prices, demographics and other useful information before you commit to a deal?

Our Area Guides give you the latest relevant information from local governments, the Census and the Office of National Statistics (ONS) data. They’re designed for offshore, new build property investors to help you understand an area in detail so you can make informed investment decisions.

Read on for investor details specifically about Brent but if it’s more detail about the wider UK property market you need, you can download our latest report here. In our report we address two key questions:

1 Is investing in UK residential property still worth it?
2 If so, where are the best opportunities for property investors and why?

Islington, London

Islington is one of 12 inner London boroughs and is located in north London. Spanning nearly 6 miles², it is the second smallest London borough and third smallest district in England. The borough borders the City of London, Hackney, Haringey, Tower Hamlets and Camden. It includes the districts Angel, Clerkenwell, Finsbury Park, Highbury, Kings Cross and many more.

Angel 1024x572 1 PropTech Pioneer

Regent’s Canal in Angel


Demographics

Islington’s population is forecast to grow by nearly 5% by 2030

Population (2018) 238,267
Forecast Population 2030 249,455

Source: data.london.gov.uk


Economically Active Population

A largely young, diverse, mobile population.

Age Range Percentage of population
16 – 64 75%
Under 15 16%
Over 65 9%
Martial Status:  
Single 60%

Source: data.london.gov.uk


Average Life Expectancy

The average life expectancy for those born in Islington between 2016 and 2018:

Males 80 (UK average is 79)
Females 83 (UK average is 83)

Source: ons.gov.uk


Population Density (2011)

Islington is the 2nd most densely populated local authority in England, with 16,321 people per km2.

Source: ons.gov.uk

International Migration (2018-19)

9,466 new residents from overseas, the 5th highest of all London boroughs.

Source: ons.gov.uk

Country of Birth

Location of Birth Proportion of Population
UK and Ireland 67%
EU 9%
Other countries 23%

Source: data.london.gov.uk


Crime & Safety

Crime Numbers (April 2017 – March 2018)   31,452
Crime rate per 1,000 population (April 2017 -March 2018) 135
Islington has the 4th highest crime rate per 1,000 people of all London borough’s  

Source: data.london.gov.uk


Education

Schools

Primary Schools 58 (13 of which have an Ofsted rating of outstanding)
Secondary Schools      20 (8 of which have an Ofsted rating of outstanding)
Schools and Colleges (16-18 years) 17 (7 of which have an Ofsted rating of outstanding)

Source: compare-school-performance.service.gov.uk

Universities

London Metropolitan University
City, University of London

Hospitals

The Whittington Hospital
Moorfields Eye Hospital

General Wellbeing

Population considering themselves in very good health 52%
Population considering themselves in very bad health 2%

Source: data.london.gov.uk


Employment & Economy

77% of working aged people employed (compared to 75% across England 74% across London).

Top 4 Sectors of Employment

Finance, banking and insurance 27%
Public administration, education and health       26%
Transport and communication 16%
Distribution, hotels and restaurants 15%

Source: data.london.gov.uk

Major Employers

In 2020, there were over 115 companies the borough employing more than 250 people and 400 companies employing between 50 and 249 people. (source: nomisweb.co.uk)

Jobs and Job density

Aproximately 26,657 residents of Islington also work in the borough. 111,643 people travel into the borough each day for work and 53,174 residents work outside the borough. The daytime population of borough therefore increases by 58,469 people each day. (source: data.london.gov.uk).

Median Gross Annual Pay for full-time employee jobs (2017) £31,365
Number of jobs in the borough (2019)            92,000
Jobs per resident        0.49 (London average 1.03 and UK average 0.87)

Source: nomisweb.co.uk and data.london.gov.uk


Housing

Number of residential properties in Islington 107,490

Source: data.london.gov.uk

Property Ownership (2018)

own property outright (no mortgage) 15%
own property with mortgage 15%
rent from a Housing Authority or the Local Authority 38%
rent from a private landlord (representing approximately 33,300 private rentals) 32%

Source: data.london.gov.uk

Household with no car or van (2011) 65%

Source: nomisweb.co.uk


Household Composition

One person households    39%
One family households     44%
Other  (sharers / students etc)   17%

Source: nomisweb.co.uk


Average House Prices

House prices in Islington are the 7th most expensive of all London boroughs. Islington saw the the third highest average price growth of the inner London borough’s.

Average achieved price January 2020 £665,846
Average achieved price January 2021 £712,428
Increase/Decrease  +7%

Source: www.gov.uk

Volume of Sales

During the COVID pandemic, the number of property transactions fell by 23%.

Number of residential sales to year ending September 2019 1,875
Number of residential sales to year ending September 2020    1,480

Source: ons.gov.uk

Achieved Rents (January to December 2020)

Mean monthly average rents in the borough:

  London Median Rents
(per calendar month)
Islington
(per calendar month)
Studio     £950 £1,343
1 bedroom £1,200 £1,517
2 bedrooms £1,450 £1,846
3 bedrooms £1,750 £2,343

Source: london.gov.uk

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The Emirates Station, home of Arsenal Football Club

New Build Developments in Islington

Several notable developments in Islington are currently on the market, many of which have been launched in Asia and the Middle East.

250 City Road (Berkeley)

Total Number of Apartments 930 (616 private)
First Launched January 2015

Visit Website


Average Prices – 250 City Road

  Minimum Average Maximum
Price £650,000 £1,258,535 £5,450,000
Price per ft² £1,031 £1,411 £2,194
Area (ft²) 496 877 2,950

source: Molior

  Minimum Average Maximum
Studio £655,000 £655,000 £680,000
1 Bedroom £799,000 £959,379 £1,145,000
2 Bedroom £957,500 £1,445,711 £3,400,000
3 Bedroom £1,225,000 £2,255,263 £5,450,000

source: Molior


City North (Telford)

Total Number of Apartments 355 (308 private)
First Launched Sept 2013

Visit Website


Average Prices – City North

  Minimum Average Maximum
Price £400,000 £825,754 £1,600,000
Price per ft² £548 £857 £1,102
Area (ft²) 463 988 2,674

source: Molior

  Minimum Average Maximum
Studio £400,000 £437,500 £475,000
1 Bedroom £430,000 £501,818 £562,500
2 Bedroom £610,000 £786,111 £970,000
3 Bedroom £837,500 £1,021,375 £1,600,000

source: Molior


Kings Square (London Borough of Islington)

Total Number of Apartments 140 (42 private)
First Launched August 2020

Visit Website


Average Prices – Kings Square

  Minimum Average Maximum
Price £685,000 £812,000 £905,000
Price per ft² £958 £1,044 £1,134
Area (ft²) 604 783 945

source: Molior

  Minimum Average Maximum
1 Bedroom £685,000 £685,000 £685,000
2 Bedroom £795,000 £843,750 £905,000

source: Molior


Environment & Leisure

Facilities in Islington include:

Sadler’s Wells Theatre
Regents Canal
10 Parks and gardens
10 libraries
7 leisure centres
3 nature reserves including Parkland Walk, London’s longest nature reserve
The tech hub of Old Street
Smithfield market

Transport

Islington’s underground and overground stations are in Zones 1 and 2.

Overground Stations

Caledonian Road & Barnsbury Cannonbury
Crouch Hill Drayton Park
Essex Road Farringdon
Finsbury Park Highbury & Islington
Old Street Upper Holloway

Underground Stations

Angel (Northern line) Archway (Northern line)
Arsenal (Piccadilly line) Caledonian Road (Piccadilly line)
Farringdon (Hammersmith and City, Circle, Metropolitan lines) Finsbury Park (Victoria line)
Highbury and Islington (Victoria line) Holloway Road (Piccadilly line)
Old Street (Northern line) Tufnell Park (Northern line)

Local Government

The Labour Party

UK market report 1536x768 2 PropTech Pioneer