# 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)