# 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:** 3.4%
- **10y growth:** -6%

## 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 |