# 53 FLAT 7 TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3QP

## Property details

- Slug: `26e7582` (address key hash: `26e7582c7e2b1193b7ae3794088cc25aa225dd67`)
- Postcode: N4 3QP
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Last sold: £400,000 Jan 2026
- Local average: £549,610 (116 sales)
- Street crime: 1573 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £400,000
- Date: 2026-01-23
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £400,000 | Flat | -2.4% | £395,618 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-8548-591c-e063-4704a8c00c31) |
| Sold | 2016-02-08 | £410,000 | Flat | +283.2% | £430,825 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/404a5af3-0ef4-cd2b-e050-a8c063055c7b) |
| Sold | 2000-06-30 | £107,000 | Flat | — | £355,355 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/7f110865-d623-4a2d-a60e-023c27c8d8db) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 53 FLAT 7 TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3QP | £400,000 | 23/01/2026 | Flat |
| 53 FLAT 7 TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3QP | £410,000 | 08/02/2016 | Flat |
| 53 FLAT 7 TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3QP | £107,000 | 30/06/2000 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 44A BIRNAM ROAD, LONDON, ISLINGTON, GREATER LONDON, N4 3LQ | £422,000 | 24/12/2025 | Flat |
| 95B THORPEDALE ROAD, LONDON, ISLINGTON, GREATER LONDON, N4 3BQ | £425,000 | 17/12/2025 | Flat |
| 59D TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3QW | £675,675 | 12/12/2025 | Flat |
| NIGHTINGALE COURT, 5 FLAT 28 TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3PW | £353,000 | 26/11/2025 | Flat |
| 102A - 102C TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3RB | £300,000 | 24/11/2025 | Flat |
| 102B TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3RB | £300,000 | 24/11/2025 | Flat |
| 54 FLAT 2 BIRNAM ROAD, LONDON, ISLINGTON, GREATER LONDON, N4 3LQ | £480,000 | 21/11/2025 | Flat |
| 53 FLAT 11 TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3QP | £690,000 | 27/10/2025 | Flat |
| 53 FLAT 1 TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3QP | £385,000 | 22/08/2025 | Flat |
| 15 FLAT B TURLE ROAD, LONDON, ISLINGTON, GREATER LONDON, N4 3LZ | £670,000 | 05/08/2025 | Flat |
| 70A TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3RA | £650,000 | 23/06/2025 | Flat |
| 5 FLAT 1 BIRNAM ROAD, LONDON, ISLINGTON, GREATER LONDON, N4 3LJ | £610,000 | 11/12/2024 | Flat |
| 70 FLAT 1 MORAY ROAD, LONDON, ISLINGTON, GREATER LONDON, N4 3LG | £502,000 | 22/11/2024 | Flat |
| 43B TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3QP | £649,000 | 20/12/2023 | Flat |
| 45 FLAT 4 TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3QP | £490,000 | 08/12/2023 | Flat |
| 41B TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3QP | £765,000 | 07/12/2023 | Flat |
| 70 FLAT 2 MORAY ROAD, LONDON, ISLINGTON, GREATER LONDON, N4 3LG | £491,500 | 02/11/2023 | Flat |
| 1B WAYMOUTH VILLAS, LONDON, ISLINGTON, GREATER LONDON, N4 3LE | £561,750 | 13/10/2023 | Flat |
| ST MARKS MANSIONS FLAT 9 TOLLINGTON PARK, LONDON, ISLINGTON, GREATER LONDON, N4 3QZ | £847,000 | 22/09/2023 | Flat |
| SEDGLEY HOUSE FLAT 22 WRAY CRESCENT, LONDON, ISLINGTON, GREATER LONDON, N4 3LW | £335,000 | 22/08/2023 | Flat |

**Area average:** £530,096 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -3.4%
- **10y growth:** 11.1%

## House Price Index (HM Land Registry)

*Official index for Islington; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** -3.4%
- **10y growth (index):** 2.2%

## Rental Range

*ONS Price Index of Private Rents (Islington). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,530/mo
- **Realistic:** £2,811/mo
- **Optimistic:** £3,092/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Wray Crescent, N4 | £1,800/mo | 1 | 0.12 miles | OpenRent |
| 1 Bed Flat, Wray Crescent, N4 | £1,800/mo | 1 | 0.12 miles | OpenRent |
| 4 Bed Maisonette, Wray Crescent, N4 | £3,800/mo | 4 | 0.12 miles | OpenRent |
| 1 Bed Flat, Fonthill Road, N4 | £3,600/mo | 1 | 0.17 miles | OpenRent |
| Studio Flat, Hornsey Road, N19 | £1,200/mo | 1 | 0.21 miles | OpenRent |
| 5 Bed Terraced House, Selden Walk, N7 | £3,750/mo | 5 | 0.24 miles | OpenRent |
| 1 Bed Flat, Stroud Green Road, N4 | £2,500/mo | 1 | 0.3 miles | OpenRent |
| 2 Bed Flat, Tollington Way, N7 | £2,000/mo | 2 | 0.31 miles | OpenRent |
| 1 Bed Flat, City North Place, N4 | £2,350/mo | 1 | 0.36 miles | OpenRent |
| Studio Flat, Finsbury Park, N4 | £1,450/mo | 1 | 0.36 miles | OpenRent |

**Average rent: £2,425/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £271,875
- **Target investor price (1%):** £217,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,175/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.3×
- **Monthly cashflow:** £357/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.7%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 454 |
| Violence and sexual offences | 282 |
| Shoplifting | 143 |
| Theft from the person | 121 |
| Other theft | 105 |
| Public order | 88 |
| Vehicle crime | 88 |
| Drugs | 68 |
| Robbery | 67 |
| Burglary | 54 |
| Criminal damage and arson | 54 |
| Possession of weapons | 19 |
| Bicycle theft | 16 |
| Other crime | 14 |
| **Total incidents** | **1573** |

*Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Christ The King Catholic Primary School | Primary | 0.1 miles | Good — 12 Jan 2015 |
| Arts and Media School Islington | Secondary | 0.1 miles | Good — 18 Jun 2023 |
| North Islington Nursery School | Nursery | 0.1 miles | Good — 22 Nov 2012 |
| Pooles Park Primary School | Primary | 0.2 miles | Inadequate — 6 Mar 2023 |
| St Mark's CofE Primary School | Primary | 0.2 miles | Good — 5 Jun 2015 |