Flats/Maisonettes 2 sales on record

NORTHSTAND APARTMENTS 78 HIGHBURY STADIUM SQUARE

LONDON, ISLINGTON, GREATER LONDON, N5 1FL

£500,000

Location

Map view View on Google Maps View on OpenStreetMap Street View N5 1FL

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Train station	Arsenal	0.2 miles
Shop	All Arsenal	0.2 miles
Bus stop	Riversdale Road	0.2 miles
Hospital	Moorfields at Hoxton	1.7 miles
University	University of Wales Trinity Saint David London	1.8 miles

Property details

Tenure

Leasehold

Property type

Flat

Last sold

£500,000 Jan 2026

Local average

£715,570 (48 sales)

Street crime

1485 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	19/01/2026	£500,000	Flat	+61.3%	£494,522 to March 2026	View transaction
Sold	01/04/2010	£310,000	Flat	—	£514,766 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
OTLEY HOUSE, 102 FLAT 17 GILLESPIE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1LQ	£555,000	15/01/2026	Flat
HERBERT CHAPMAN COURT FLAT 4 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BP	£578,000	06/01/2026	Flat
SOUTHSTAND APARTMENTS 184 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FD	£710,000	29/08/2025	Flat
NORTHSTAND APARTMENTS 132 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FL	£740,000	23/07/2025	Flat
51 FIRST FLOOR FLAT ELWOOD STREET, LONDON, ISLINGTON, GREATER LONDON, N5 1EB	£510,500	20/12/2024	Flat
HERBERT CHAPMAN COURT FLAT 9 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BP	£475,000	23/11/2023	Flat
45 GROUND AND FIRST FLOOR FLAT ELWOOD STREET, LONDON, ISLINGTON, GREATER LONDON, N5 1EB	£625,000	17/11/2023	Flat
WESTSTAND APARTMENTS 4 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FG	£630,000	24/10/2023	Flat
EASTSTAND APARTMENTS 91 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FF	£675,000	20/10/2023	Flat
KENTON HOUSE FLAT 9 GILLESPIE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1LG	£330,000	02/10/2023	Flat
NORTHSTAND APARTMENTS 49 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FJ	£750,000	28/08/2023	Flat
NORTHSTAND APARTMENTS 182 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FN	£475,000	01/08/2023	Flat
NORTHSTAND APARTMENTS 25 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FJ	£729,000	25/07/2023	Flat
WESTSTAND APARTMENTS 57 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FG	£700,000	27/06/2023	Flat
186 FLAT 1 DRAYTON PARK, LONDON, ISLINGTON, GREATER LONDON, N5 1LU	£410,024	10/03/2023	Flat
EASTSTAND APARTMENTS 65 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FF	£645,000	16/12/2022	Flat
69 FLAT A AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BT	£890,000	13/12/2022	Flat
118 FLAT A HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AT	£810,000	21/11/2022	Flat
35 FLAT C AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1DN	£650,000	26/10/2022	Flat
7A GILLESPIE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1LH	£1,215,000	01/09/2022	Flat

Area average: £655,126 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 1%

10y growth -7.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Islington. Series: Flats and maisonettes. As of March 2026.

1y (index) -0.3%

5y (index) -3.4%

10y (index) 2.2%

Rental Range

Estimated market rent for Islington. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,530/mo

Realistic £2,811/mo

Optimistic £3,092/mo

Based on Local Authority from postcode lookup → Islington.

LHA (30th percentile) floor for Cambridge: 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
Studio Flat, Blackstock Road, N4	£1,440/mo	1	0.31 miles	OpenRent
Studio Flat, St Thomas's Road, N4	£1,390/mo	1	0.35 miles	OpenRent

Average rent: £1,415/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.28%

Max investor price (0.8%) £176,875

Target investor price (1%) £141,500

Gross yield 3.4%

Cost-to-rent ratio 29.4×

Monthly cashflow £-721/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Anti-social behaviour	432
Violence and sexual offences	280
Theft from the person	142
Other theft	92
Public order	91
Drugs	85
Shoplifting	81
Burglary	60
Robbery	60
Criminal damage and arson	54
Vehicle crime	54
Bicycle theft	25
Other crime	17
Possession of weapons	12
Total incidents	1485

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St John's Highbury Vale CofE Primary School	Primary	0.1 miles	Good — 9 Nov 2023
Gillespie Primary School	Primary	0.2 miles	Outstanding — 13 Dec 2023
Ambler Primary School and Children's Centre	Primary	0.3 miles	— (Inspected (no overall grade))
St Joan of Arc RC Primary School	Primary	0.3 miles	Good — 1 Sep 2014
Highbury Fields School	Secondary	0.4 miles	Outstanding — 10 Nov 2016

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# NORTHSTAND APARTMENTS 78 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FL

## Property details

- Slug: `71f5a0f` (address key hash: `71f5a0fe55912fee6b84ef52009b4e912c4f4598`)
- Postcode: N5 1FL
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Last sold: £500,000 Jan 2026
- Local average: £715,570 (48 sales)
- Street crime: 1485 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £500,000
- Date: 2026-01-19
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-19 | £500,000 | Flat | +61.3% | £494,522 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-d082-591c-e063-4704a8c00c31) |
| Sold | 2010-04-01 | £310,000 | Flat | — | £514,766 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/d5713358-9ae4-498f-b655-3cb9ab7097ed) |

*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 |
|---------|-------|------|------|
| NORTHSTAND APARTMENTS 78 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FL | £500,000 | 19/01/2026 | Flat |
| NORTHSTAND APARTMENTS 78 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FL | £310,000 | 01/04/2010 | 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 |
|---------|-------|------|------|
| OTLEY HOUSE, 102 FLAT 17 GILLESPIE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1LQ | £555,000 | 15/01/2026 | Flat |
| HERBERT CHAPMAN COURT FLAT 4 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BP | £578,000 | 06/01/2026 | Flat |
| SOUTHSTAND APARTMENTS 184 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FD | £710,000 | 29/08/2025 | Flat |
| NORTHSTAND APARTMENTS 132 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FL | £740,000 | 23/07/2025 | Flat |
| 51 FIRST FLOOR FLAT ELWOOD STREET, LONDON, ISLINGTON, GREATER LONDON, N5 1EB | £510,500 | 20/12/2024 | Flat |
| HERBERT CHAPMAN COURT FLAT 9 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BP | £475,000 | 23/11/2023 | Flat |
| 45 GROUND AND FIRST FLOOR FLAT ELWOOD STREET, LONDON, ISLINGTON, GREATER LONDON, N5 1EB | £625,000 | 17/11/2023 | Flat |
| WESTSTAND APARTMENTS 4 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FG | £630,000 | 24/10/2023 | Flat |
| EASTSTAND APARTMENTS 91 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FF | £675,000 | 20/10/2023 | Flat |
| KENTON HOUSE FLAT 9 GILLESPIE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1LG | £330,000 | 02/10/2023 | Flat |
| NORTHSTAND APARTMENTS 49 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FJ | £750,000 | 28/08/2023 | Flat |
| NORTHSTAND APARTMENTS 182 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FN | £475,000 | 01/08/2023 | Flat |
| NORTHSTAND APARTMENTS 25 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FJ | £729,000 | 25/07/2023 | Flat |
| WESTSTAND APARTMENTS 57 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FG | £700,000 | 27/06/2023 | Flat |
| 186 FLAT 1 DRAYTON PARK, LONDON, ISLINGTON, GREATER LONDON, N5 1LU | £410,024 | 10/03/2023 | Flat |
| EASTSTAND APARTMENTS 65 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FF | £645,000 | 16/12/2022 | Flat |
| 69 FLAT A AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BT | £890,000 | 13/12/2022 | Flat |
| 118 FLAT A HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AT | £810,000 | 21/11/2022 | Flat |
| 35 FLAT C AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1DN | £650,000 | 26/10/2022 | Flat |
| 7A GILLESPIE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1LH | £1,215,000 | 01/09/2022 | Flat |

**Area average:** £655,126 (20 sales)

## Capital growth trend

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

- **5y growth:** 1%
- **10y growth:** -7.2%

## 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 Cambridge (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 |
|------|------|------|------|------|
| Studio Flat, Blackstock Road, N4 | £1,440/mo | 1 | 0.31 miles | OpenRent |
| Studio Flat, St Thomas's Road, N4 | £1,390/mo | 1 | 0.35 miles | OpenRent |

**Average rent: £1,415/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £176,875
- **Target investor price (1%):** £141,500

*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 £1,415/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.4×
- **Monthly cashflow:** £-721/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6%

*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 | 432 |
| Violence and sexual offences | 280 |
| Theft from the person | 142 |
| Other theft | 92 |
| Public order | 91 |
| Drugs | 85 |
| Shoplifting | 81 |
| Burglary | 60 |
| Robbery | 60 |
| Criminal damage and arson | 54 |
| Vehicle crime | 54 |
| Bicycle theft | 25 |
| Other crime | 17 |
| Possession of weapons | 12 |
| **Total incidents** | **1485** |

*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 |
|------|------|----------|--------|
| St John's Highbury Vale CofE Primary School | Primary | 0.1 miles | Good — 9 Nov 2023 |
| Gillespie Primary School | Primary | 0.2 miles | Outstanding — 13 Dec 2023 |
| Ambler Primary School and Children's Centre | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| St Joan of Arc RC Primary School | Primary | 0.3 miles | Good — 1 Sep 2014 |
| Highbury Fields School | Secondary | 0.4 miles | Outstanding — 10 Nov 2016 |