Local market reports › N area › N7 › N7 8
Holloway market report N7 8, London
The standing N7 8 (Holloway) property market report, rebuilt from the full public record every month. The raw material for this page is 3,564 HM Land Registry entries for N7 8 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in N7 8 (London) came in at £499,000, out of 23 registered, down 27% on five years earlier, and the mean stands at £559,400, and by floor area homes here have averaged about £9,110 per square metre over the last five years. The record behind it is 3,564 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
N7 8 is a postcode sector: one group of streets inside N7 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where N7 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's N7 8 prices, from the sold record
Across 23 registered 2026 sales, the typical (median) N7 8 home went for £499,000. The mean is £559,400, somewhat above it, as happens wherever a market carries an expensive tail.
N7 8 prices by floor area
Per square metre, N7 8 homes have averaged around £9,110 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Against a national (England and Wales) median of £285,000, N7 8 runs 75% above it.
The price of a typical N7 8 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £499,000 | £499,000 | 23 |
| 2025 | £605,000 | £619,467 | 71 |
| 2024 | £551,500 | £586,358 | 78 |
| 2023 | £587,500 | £645,519 | 68 |
| 2022 | £641,800 | £752,584 | 76 |
| 2021 | £682,500 | £864,133 | 76 |
| 2020 | £552,500 | £716,880 | 55 |
| 2019 | £500,000 | £655,380 | 92 |
| 2018 | £524,000 | £698,502 | 66 |
| 2017 | £514,000 | £701,044 | 84 |
| 2016 | £543,500 | £760,362 | 94 |
| 2015 | £505,000 | £713,565 | 133 |
| 2014 | £475,000 | £673,870 | 135 |
| 2013 | £430,000 | £618,727 | 155 |
| 2012 | £403,500 | £593,902 | 162 |
| 2011 | £372,500 | £562,332 | 149 |
| 2010 | £369,500 | £579,471 | 200 |
| 2009 | £352,000 | £565,843 | 114 |
| 2008 | £290,000 | £475,371 | 67 |
| 2007 | £327,900 | £556,210 | 216 |
| 2006 | £288,600 | £500,973 | 393 |
| 2005 | £250,000 | £444,899 | 187 |
| 2004 | £249,500 | £453,141 | 94 |
| 2003 | £232,500 | £428,321 | 87 |
| 2002 | £215,000 | £404,521 | 127 |
| 2001 | £186,500 | £358,537 | 99 |
| 2000 | £175,000 | £343,438 | 105 |
| 1999 | £143,800 | £286,586 | 88 |
| 1998 | £126,500 | £255,349 | 83 |
| 1997 | £91,000 | £186,623 | 94 |
| 1996 | £90,000 | £189,806 | 42 |
| 1995 | £84,800 | £184,342 | 51 |
In cash terms the typical N7 8 home went from £84,800 in 1995 to £499,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 171%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 42% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the N7 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 1998 (+39.0% on the year before); the weakest, 2026 (−17.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −17.5% | −19.4% |
| 5 years (since 2021) | −6.1% | −10.4% |
| 10 years (since 2016) | −0.9% | −4.1% |
| 20 years (since 2006) | +2.8% | 0.0% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
N7 8 recorded 23 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 164 sales a year before the financial crisis and 63 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The rental side of N7 8
The local authority for N7 8 is Islington, and its ONS average private rent currently stands at £2,828 a month (May 2026 figures). The spread runs from £2,144 a month for a typical one-bed to £4,176 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Islington
ONS Price Index of Private Rents, May 2026.
£2,828 a month is £33,936 a year, which against the £499,000 median sold price makes a gross yield of 6.8%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
The shape of the N7 8 market
Only 23 sales completed here in the last twelve months of data, which makes N7 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
N7 8 (Holloway): the questions that come up
How much did a house sell for in N7 8 (Holloway)?
Are property prices falling in N7 8 (Holloway)?
Is N7 8 (Holloway) a good place to buy a house?
Where do N7 8 prices go next?
The record answers a different question than "what happens next": the median is down 27% over five years in cash but down 42% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in N7 now
Turning to what is actually available: 127 homes on the market right now, from 16 agents publishing to HomesIndex.
These cover the whole N7 district, not just N7 8: live asking prices are collected per district.
31% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every N7 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in N
What homes of each size actually sold for across the N area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £950,000 | £1,445,000 (+52%) | £2,200,000 (+52%) |
| Semi-detached | £430,000 | £535,000 (+24%) | £755,000 (+41%) | £990,000 (+31%) | £1,375,000 (+39%) |
| Terraced | £472,750 | £513,250 (+9%) | £670,500 (+31%) | £1,005,750 (+50%) | £1,607,500 (+60%) |
| Flat | £405,000 | £542,500 (+34%) | £785,567 (+45%) | £1,211,250 (+54%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the N area is the point: the same five years treated these districts very differently.
N area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in N7
Sector boundaries hide real price steps. The rest of N7, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N7 0 | £600,000 | 31 |
| N7 6 | £500,000 | 24 |
| N7 7 | £544,000 | 12 |
| N7 9 | £577,000 | 27 |
Zoom out to the full N7 district report for the type split, monthly volumes and how N7 compares with its neighbours.
Selling in N7 8? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in N7 8, open the average prices map and zoom from the N7 8 shading down to the sold homes on your own street. Every recorded N7 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim N7 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with N7 8 already set as the subject. Free, one click sign in.
The live map plots every individual N7 8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.