Let Flat

FLAT B

34 ABERDEEN ROAD, LONDON, GREATER LONDON N5 2UH

2 beds 1 baths 441 sq ft Listed 25 Jun 2025 (-353d)

£2,817 pcm

Reduced on 11 Jul 2025

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# 2 bedroom apartment for rent (N5 2UH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT B, 34 ABERDEEN ROAD, LONDON, GREATER LONDON N5 2UH |
| Price | £2,817 pcm |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 41 m² |
| Last sold | £175,000 Nov 2000 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 27/09/2031
- **Est. upgrade cost to C:** £14,015

### Recommendations
- Q (£4,000 - £14,000)
- D (£80 - £120)
- E (£15)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6900-3987-0422-3025-3193)

## Description

Hamptons are delighted to present a two bedroom garden flat on a sought after residential street in Highbury.

The property consists of two double bedrooms, one bathroom, a semi open plan reception room and modern kitchen with integrated appliances, an additional conservatory and private garden. The flat further benefits from wooden floors and period features throughout.

Aberdeen Road is located in close proximity to both Canonbury Overground and Arsenal Underground station offering access in to both The City and The West End, along with being nearby to the green space of Highbury Fields and the amenities, bars and restaurants of Highbury Barn. To check broadband and mobile phone coverage please visit Ofcom here ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker

## Property Photos

- ![Reception](/listings/photos/163803719/641324) - Reception
- ![Reception](/listings/photos/163803719/641325) - Reception
- ![Kitchen](/listings/photos/163803719/641326) - Kitchen
- ![Conservatory](/listings/photos/163803719/641327) - Conservatory
- ![Decked Garden](/listings/photos/163803719/641328) - Decked Garden
- ![Bedroom](/listings/photos/163803719/641329) - Bedroom
- ![Bedroom](/listings/photos/163803719/641330) - Bedroom
- ![Bathroom](/listings/photos/163803719/641331) - Bathroom
- ![Exterior](/listings/photos/163803719/641332) - Exterior

## Floorplans

- ![Floor Plan](/listings/photos/163803719/641333) - Floor Plan

## EPC Graphs

- ![EPC 1](/listings/photos/163803719/641334) - EPC 1

## 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 | 0.48 miles | OpenRent |

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

## Rent-driven metrics

*Based on OpenRent comparables (median £3,240/mo).*

- **Gross yield:** 1380.2%
- **Monthly cashflow:** £2,880/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4230.3%

*Gross yield = annual rent as % of price (no costs). 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).*

## Price per Square Metre

- **£/m²:** £69/m²

## 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)

Reception Reception Kitchen Conservatory Decked Garden Bedroom Bedroom Bathroom Exterior

/ 9

Property details

Floor area

41 m²

EPC rating

Year built

England and Wales: 1900-1929

Deprivation

Decile 5 (15,558 of 33,755)

Street crime

1614 incidents within 1 mile (Apr 2026)

Key features

Two Double Bedrooms
One Bathroom
Semi Open Plan Reception
Modern Kitchen With Integrated Appliances
Conservatory Space
Private Garden
Period Features Throughout
Sought After Residential Street In Highbury
Council Tax - Band C

Additional details

Garden: Private garden

Description

Hamptons are delighted to present a two bedroom garden flat on a sought after residential street in Highbury.

The property consists of two double bedrooms, one bathroom, a semi open plan reception room and modern kitchen with integrated appliances, an additional conservatory and private garden. The flat further benefits from wooden floors and period features throughout.

Aberdeen Road is located in close proximity to both Canonbury Overground and Arsenal Underground station offering access in to both The City and The West End, along with being nearby to the green space of Highbury Fields and the amenities, bars and restaurants of Highbury Barn. To check broadband and mobile phone coverage please visit Ofcom here ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker

Listed by

Islington

Countrywide Hamptons Lettings - Connells

Reference: 163803719

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 28/09/2021

Expiry date: 27/09/2031

Est. upgrade cost to C: £14,015

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Draughtproof single-glazed windows (£80 - £120)
Low energy lighting for all fixed outlets (£15)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Floorplans

Floor Plan

EPC Graphs

EPC 1

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	Da Mario	0.1 miles
Shop	La Fromagerie	0.1 miles
Train station	Canonbury	0.4 miles
Train station	Drayton Park	0.5 miles
Hospital	Moorfields at Hoxton	1.4 miles
University	University of Wales Trinity Saint David London	1.4 miles
University	Paris Dauphine University - London Campus	1.6 miles
Hospital	Medlabs Diagnostics	2.4 miles

Street-level crime

Category	Count
Anti-social behaviour	362
Violence and sexual offences	348
Theft from the person	184
Public order	115
Shoplifting	109
Other theft	104
Drugs	77
Burglary	75
Criminal damage and arson	64
Robbery	55
Vehicle crime	52
Bicycle theft	41
Other crime	20
Possession of weapons	8
Total incidents	1614

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

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	0.48 miles	OpenRent

Average rent: £3,240/mo (1 listing)