Why Holloway Road Still Matters in North London
Holloway Road (A1) runs from Highbury Corner to Archway. It remains one of North London’s busiest and most diverse commercial corridors. In 2025, the area is clearly evolving—but not losing its identity. Independent businesses, mixed-use developments, and transport upgrades are combining to create a fresh wave of opportunity for commercial landlords and business tenants alike.
At PSS Commercial, we’ve seen an increase in lettings enquiries for retail and light commercial units on Holloway Road. These are coming particularly from independents, franchise startups, and flexible workspace operators.
Key Trends Shaping the Market in 2025
1. Independent Retail Revival
Despite high street struggles elsewhere, Holloway Road is showing resilience, driven by:
- Affordable retail units relative to Camden or Shoreditch
- High student footfall from London Metropolitan University
- Community-driven spending on groceries, services, and dining
For example, new independent cafés, boutique grocers, and vintage stores have opened near Upper Holloway and between Nag’s Head and Archway. These operators value local footfall over tourist traffic—and they’re willing to invest in fit-outs for the right premises.
2. Mixed-Use and Build-to-Rent Activity
Several build-to-rent and mixed-use schemes are anchoring new demand for local amenities:
- The Evergreen: A 160-unit development by London Square, offering street-level commercial space
- Former Holloway Prison site: Approved for over 980 new homes and community facilities, with potential for commercial spillover on Parkhurst Road
These schemes are changing Holloway Road. What was once seen as a through-route is becoming a neighbourhood destination. With more residents and more footfall, there’s greater opportunity for well-placed landlords.
3. Shifting Tenant Mix
We’re seeing a gradual shift away from low-rent fast food and charity shops. In their place are:
- Health and wellness operators (e.g. clinics, yoga studios)
- Professional services (e.g. small law firms, accountants)
- D2/D1 use classes (e.g. tuition centres, training providers)
Flexible landlords who adapt to this shift with reconfigurable layouts and clean compliance (EPCs, accessibility, etc.) are winning longer-term tenants.
Hotspots to Watch
- Archway Junction: Increasing density and proximity to the tube station make this ideal for food, coffee, or service-led retail
- Nag’s Head Shopping Area: Ongoing Islington Council efforts support regeneration, including grants and business initiatives
- London Met zone: Student-focused shops and food outlets continue to do well, especially between Holloway Road and Caledonian Road
Islington Council also officially recognises Holloway Road as a strategic local shopping cluster. This designation reinforces its commercial relevance in North London. Islington Council
Meanwhile, convenience-driven retail formats are on the rise. This includes ethnic supermarkets and locally owned corner stores, especially in culturally rich areas near Archway. These formats are increasingly replacing generic fast food outlets and appeal to diverse customer bases. Council Planning Report
What This Means for Landlords
Holloway Road’s mix of affordability, footfall, and upcoming development makes it an attractive spot for:
- Long-term lettings to local operators
- Value uplift through minor refurbishment or reclassification (e.g. Class E)
- High turnover retail with solid yield potential
If you’re a landlord with a vacant unit—or a space ripe for upgrade—2025 is the year to act.
Letting Advice from PSS Commercial
To maximise your return in Holloway Road:
- Upgrade the frontage: Clean signage and lighting go a long way
- Offer flexible terms: Shorter leases attract startups without scaring off established tenants
- Get local marketing support: We match tenants and units with proven success in N7/N19
Looking to let or invest on Holloway Road?
Get in touch with PSS Commercial for expert advice, valuations, or off-market opportunities.
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