Sold Flat

2D

ABERDEEN ROAD, LONDON, GREATER LONDON N5 2UH

2 beds 1 baths Listed 22 Sep 2016 (-3551d)

£850,000

Save

# 2 bedroom flat for sale (N5 2UH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2D, ABERDEEN ROAD, LONDON, GREATER LONDON N5 2UH |
| Price | £850,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £804,000 Feb 2017 |

## Description

This light and airy garden flat is offered for sale at the very quiet end of Aberdeen Road just by the gate to Aberdeen Park. The property benefits from very spacious accommodation including two bedrooms and an open plan living room/ kitchen with doors leading out to the large rear garden. Canonbury station is within easy walking distance, as is Highbury and Islington offering access to the Victoria and Overground. Upper Street, Highbury Barn and Highbury Fields are also all within easy reach.

## Property Photos

- ![Photo](/listings/photos/44475306/372904)
- ![Photo](/listings/photos/44475306/372905)
- ![Photo](/listings/photos/44475306/372906)
- ![Photo](/listings/photos/44475306/372907)
- ![Photo](/listings/photos/44475306/372908)
- ![Photo](/listings/photos/44475306/372909)
- ![Photo](/listings/photos/44475306/372910)
- ![Photo](/listings/photos/44475306/372911)
- ![Photo](/listings/photos/44475306/372912)
- ![Photo](/listings/photos/44475306/372913)

## Floorplans

- ![Floorplan](/listings/photos/44475306/372914) - Floorplan

## EPC Graphs

- ![EPC Front Page](/listings/photos/44475306/372915) - EPC Front Page

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2D ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | £804,000 | 10/02/2017 | Flat |
| 2D ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | £494,000 | 13/12/2011 | Flat |
| 2D ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | £285,000 | 06/07/2001 | 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 |
|---------|-------|------|------|
| 85C HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU | £825,000 | 16/01/2026 | Flat |
| 21B ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UG | £1,006,125 | 12/12/2025 | Flat |
| ESCUAN LODGE FLAT 13 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2AP | £400,000 | 16/07/2025 | Flat |
| 4C SECOND FLOOR FLAT BALFOUR ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HB | £740,000 | 04/02/2025 | Flat |
| [Same street] 26 BASEMENT FLAT ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | £987,500 | 14/12/2023 | Flat |
| 31A BALFOUR ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HB | £1,185,000 | 24/11/2023 | Flat |
| [Same street] 28B - 28C ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | £487,000 | 15/09/2023 | Terraced |
| [Same street] 6 ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | £2,438,154 | 07/07/2023 | Terraced |
| 42C ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BL | £1,205,000 | 22/06/2023 | Flat |
| 79 FLAT VII HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU | £533,000 | 21/03/2023 | Flat |
| ESCUAN LODGE FLAT 10 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2AP | £372,000 | 20/12/2022 | Flat |
| 81 FLAT D HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU | £390,000 | 07/12/2022 | Flat |
| 69A KELVIN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2PL | £1,015,000 | 30/11/2022 | Flat |
| ABERDEEN COURT FLAT 5 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BH | £1,150,000 | 04/11/2022 | Flat |
| GARDNERS COURT FLAT 30 KELVIN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2PG | £360,000 | 02/11/2022 | Flat |
| [Same street] 26 BASEMENT FLAT ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | £948,000 | 13/10/2022 | Flat |
| 52 FLAT 4 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BL | £830,000 | 03/10/2022 | Flat |
| 85B HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU | £980,000 | 09/09/2022 | Flat |
| 84A ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BE | £1,325,000 | 15/08/2022 | Flat |
| [Same street] 24 FLAT B ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | £600,000 | 01/08/2022 | Flat |
| 42B ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BL | £950,000 | 18/07/2022 | Flat |
| BEACONSFIELD LODGE, 110 FLAT 8 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BP | £517,000 | 20/06/2022 | Flat |
| 33 FLAT 3 ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UG | £490,000 | 15/06/2022 | Flat |
| 21 GROUND FLOOR FLAT BALFOUR ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HB | £562,500 | 10/06/2022 | Flat |
| 87B HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU | £950,000 | 31/05/2022 | Flat |
| [Same street] 28C ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | £801,100 | 29/04/2022 | Flat |
| [Same street] 36A ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | £530,000 | 06/04/2022 | Flat |
| [Same street] 18C ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | £781,700 | 17/01/2022 | Flat |

**Street average:** £946,682 (8 sales)
**Area average:** £789,281 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £715,570 (48 Flat, N5, 2024–2026)
- **Deviation:** +18.8%

## 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).*

- **LHA floor (this property size):** £947/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Avenell Road, N5 | £3,240/mo | 2 | 0.54 miles | OpenRent |

**Average rent: £3,240/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £405,000
- **Target investor price (1%):** £324,000

*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 £3,240/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.9×
- **Monthly cashflow:** £-456/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.2%

*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).*

## 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%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

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

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Property details

Tenure

SHARE_OF_FREEHOLD

Last sold

£804,000 Feb 2017

Local average

£715,570 (+18.8%)

Deprivation

Decile 5 (15,558 of 33,755)

Street crime

1620 incidents within 1 mile (Apr 2026)

Key features

GARDEN FLAT
TWO BEDROOMS
OPEN PLAN KITCHEN/ LIVING AREA
BATHROOM
GARDEN

Additional details

Parking: Permit
Garden: Yes

Description

Listed by

Highbury

Hotblack Desiato

Reference: 44475306

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Front Page

Price history

182% since 2001

Event	Date	Price	% change
Sold	10/02/2017 (9 years ago)	£804,000	+62.8%
Sold	13/12/2011 (14 years ago)	£494,000	+73.3%
Sold	06/07/2001 (24 years ago)	£285,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
85C HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU	£825,000	16/01/2026	Flat
21B ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UG	£1,006,125	12/12/2025	Flat
ESCUAN LODGE FLAT 13 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2AP	£400,000	16/07/2025	Flat
4C SECOND FLOOR FLAT BALFOUR ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HB	£740,000	04/02/2025	Flat
Same street 26 BASEMENT FLAT ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH	£987,500	14/12/2023	Flat
31A BALFOUR ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HB	£1,185,000	24/11/2023	Flat
Same street 28B - 28C ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH	£487,000	15/09/2023	Terraced
Same street 6 ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH	£2,438,154	07/07/2023	Terraced
42C ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BL	£1,205,000	22/06/2023	Flat
79 FLAT VII HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU	£533,000	21/03/2023	Flat
ESCUAN LODGE FLAT 10 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2AP	£372,000	20/12/2022	Flat
81 FLAT D HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU	£390,000	07/12/2022	Flat
69A KELVIN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2PL	£1,015,000	30/11/2022	Flat
ABERDEEN COURT FLAT 5 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BH	£1,150,000	04/11/2022	Flat
GARDNERS COURT FLAT 30 KELVIN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2PG	£360,000	02/11/2022	Flat
Same street 26 BASEMENT FLAT ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH	£948,000	13/10/2022	Flat
52 FLAT 4 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BL	£830,000	03/10/2022	Flat
85B HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU	£980,000	09/09/2022	Flat
84A ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BE	£1,325,000	15/08/2022	Flat
Same street 24 FLAT B ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH	£600,000	01/08/2022	Flat
42B ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BL	£950,000	18/07/2022	Flat
BEACONSFIELD LODGE, 110 FLAT 8 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BP	£517,000	20/06/2022	Flat
33 FLAT 3 ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UG	£490,000	15/06/2022	Flat
21 GROUND FLOOR FLAT BALFOUR ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HB	£562,500	10/06/2022	Flat
87B HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU	£950,000	31/05/2022	Flat
Same street 28C ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH	£801,100	29/04/2022	Flat
Same street 36A ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH	£530,000	06/04/2022	Flat
Same street 18C ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH	£781,700	17/01/2022	Flat

Street average: £946,682 (8 sales)

Area average: £789,281 (20 sales)

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: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N5 2UH

Nearby

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

Type	Name	Distance
Bus stop	Balfour Road / Lexfield House	0.1 miles
Bus stop	Balfour Road / Athenaeum Court	0.1 miles
Shop	Andrews Drycleaners	0.1 miles
Shop	Wine Rack	0.1 miles
Train station	Canonbury	0.3 miles
Train station	Drayton Park	0.5 miles
Hospital	Moorfields at Hoxton	1.3 miles
University	University of Wales Trinity Saint David London	1.3 miles
University	Paris Dauphine University - London Campus	1.6 miles
Hospital	Medlabs Diagnostics	2.3 miles

Street-level crime

Category	Count
Anti-social behaviour	356
Violence and sexual offences	352
Theft from the person	187
Public order	114
Shoplifting	110
Other theft	107
Drugs	81
Burglary	78
Criminal damage and arson	66
Robbery	50
Vehicle crime	50
Bicycle theft	40
Other crime	19
Possession of weapons	10
Total incidents	1620

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
The London Screen Academy	Other	0.1 miles	— (No rating)
Highbury Quadrant Primary School	Primary	0.2 miles	Requires improvement — 17 Sep 2023
City of London Academy Highbury Grove	Secondary	0.2 miles	Good — 20 Jun 2022
St Joan of Arc RC Primary School	Primary	0.3 miles	Good — 1 Sep 2014
Highbury Fields School	Secondary	0.3 miles	Outstanding — 10 Nov 2016

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Avenell Road, N5	£3,240/mo	2	0.54 miles	OpenRent

Average rent: £3,240/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £405,000

Target investor price (1%) £324,000

Gross yield 4.6%

Cost-to-rent ratio 21.9×

Monthly cashflow £-456/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.2%

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).