28H
HIGHBURY HILL, LONDON, GREATER LONDON N5 1AL
£575,000
Property details
Tenure
SHARE_OF_FREEHOLD (960 years remaining on lease)
Council tax band
D
Last sold
£850,000 Aug 2025
Local average
£711,747 (-19.2%)
Deprivation
Decile 6 (18,215 of 33,755)
Street crime
1999 incidents within 1 mile (May 2026)
Additional details
- Electricity
- Mains supply
- Water
- Mains supply
- Sewerage
- Mains supply
- Accessibility
- No wheelchair access
- Parking
- On street, Permit, Residents
- Listed property
- No
- Flooded in last 5 years
- No
Description
Occupying a desirable position within this handsome double-fronted residence, the property offers well-balanced accommodation with an abundance of natural light throughout. The welcoming reception room features an attractive bay window which creates a bright and inviting living and dining space. Thoughtfully designed interiors are complemented by tasteful décor, quality flooring, and charming period proportions.
The accommodation further comprises a well-appointed kitchen, a generous double bedroom, and a modern bathroom, providing comfortable and practical living ideally suited to first-time buyers, professionals, or investors alike.
A particular highlight of the property is the access to beautifully maintained communal gardens. Landscaped with mature trees, established planting, and expansive lawned areas, this tranquil green oasis offers a rare retreat from city life and a wonderful extension of the living space.
Highbury Hill is widely regarded as one of the area's premier residential addresses, perfectly positioned for the amenities of Highbury Barn, Upper Street, and the open spaces of Highbury Fields. Excellent transport connections are available via Highbury & Islington, Arsenal, and Finsbury Park stations, providing swift access across London.
*Any associated charges including, but not limited to, service charge, ground rent and sinking funds outlined in the marketing material is an approximation calculated using information provided by and described by the client at the time of instruction. The actual cost may be subject to change and therefore we recommend all interested parties carry out their own enquiries.*
Listed by
Highbury Park
Winkworth
Reference: 90180462
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 Rating Graph
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Listed for sale | — | £575,000 | -32.4% |
| Sold | 06/08/2025 (11 months ago) | £850,000 | — |
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 |
|---|---|---|---|
| 81 FLAT 3 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1SX | £830,000 | 21/11/2025 | Flat |
| 13 FLAT C STAVORDALE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1NE | £545,000 | 12/09/2025 | Flat |
| 6 UPPER REAR MAISONETTE BATTLEDEAN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1UZ | £415,000 | 15/11/2023 | Flat |
| 1 FLAT 2 MARTINEAU ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1NG | £667,000 | 08/11/2023 | Flat |
| Same street 8 FLAT 5 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £500,000 | 22/09/2023 | Flat |
| Same street 8 FLAT 4 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £625,000 | 30/08/2023 | Flat |
| 79 LOWER AND UPPER GROUND FLOOR FLAT HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1SX | £2,625,000 | 11/08/2023 | Flat |
| 86 FLAT C DRAYTON PARK, LONDON, ISLINGTON, GREATER LONDON, N5 1ND | £745,500 | 07/08/2023 | Flat |
| 13 FLAT A STAVORDALE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1NE | £835,000 | 19/06/2023 | Flat |
| 9B LEIGH ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1ST | £625,000 | 19/05/2023 | Flat |
| Same street 8 FLAT 2 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £1,190,000 | 28/04/2023 | Flat |
| 9 FLAT 6 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1SU | £1,395,000 | 31/03/2023 | Flat |
| Same street 8 FLAT 6 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £600,000 | 20/12/2022 | Flat |
| Same street 10 FLAT 2 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £660,000 | 16/12/2022 | Flat |
| 72 FLAT 2 DRAYTON PARK, LONDON, ISLINGTON, GREATER LONDON, N5 1ND | £440,000 | 16/12/2022 | Flat |
| 8 FLAT A STAVORDALE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1NE | £840,000 | 15/12/2022 | Flat |
| 85D HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1SX | £1,225,000 | 05/12/2022 | Flat |
| Same street 8 FLAT 7 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £515,000 | 28/11/2022 | Flat |
| ROSEDALE COURT FLAT 16 PANMURE CLOSE, LONDON, ISLINGTON, GREATER LONDON, N5 1TG | £600,000 | 25/11/2022 | Flat |
| 45 GROUND FLOOR FLAT HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1SU | £2,250,000 | 18/11/2022 | Flat |
| Same street 36 FLAT A HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £435,000 | 27/10/2022 | Flat |
| MULBERRY COURT, 2 FLAT I HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1BA | £761,000 | 21/10/2022 | Flat |
| 91 FLAT 3 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1SX | £1,406,600 | 03/10/2022 | Flat |
| 86B HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AP | £595,000 | 30/09/2022 | Flat |
| Same street 6 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £5,250,000 | 16/09/2022 | Other |
| 11B STAVORDALE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1NE | £761,500 | 02/09/2022 | Flat |
| Same street 28G HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £795,000 | 05/08/2022 | Flat |
| Same street 28 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £900,000 | 27/07/2022 | Flat |
| 7 - 9 FLAT C LEIGH ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1ST | £710,000 | 27/05/2022 | Flat |
| 1A MARTINEAU MEWS, LONDON, ISLINGTON, GREATER LONDON, N5 1NQ | £808,000 | 26/05/2022 | Flat |
| Same street 10 FLAT 4 HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £800,000 | 30/09/2021 | Flat |
Street average: £1,115,455 (11 sales)
Area average: £953,980 (20 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Islington. Series: Flats and maisonettes. As of April 2026.
Rental Range
Estimated market rent for Islington. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Islington.
LHA (30th percentile) floor for Cambridge: £898/mo (Apr 2025 – Mar 2026)
Location
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Shop | Premier Plumbing & Heating | 0.1 miles |
| Shop | Addis Food and Wine | 0.1 miles |
| Bus stop | Highbury Barn | 0.2 miles |
| Train station | Drayton Park | 0.2 miles |
| Train station | Arsenal | 0.4 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 | 1.5 miles |
| Hospital | Medlabs Diagnostics | 2.3 miles |
Street-level crime
| Category | Count |
|---|---|
| Anti-social behaviour | 550 |
| Violence and sexual offences | 451 |
| Theft from the person | 267 |
| Other theft | 146 |
| Shoplifting | 138 |
| Public order | 121 |
| Robbery | 82 |
| Vehicle crime | 62 |
| Drugs | 54 |
| Burglary | 46 |
| Bicycle theft | 41 |
| Other crime | 18 |
| Possession of weapons | 14 |
| Criminal damage and arson | 9 |
| Total incidents | 1999 |
Within 1 mile during May 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 Fields School | Secondary | 0.0 miles | Outstanding — 10 Nov 2016 |
| Drayton Park Primary School | Primary | 0.2 miles | Good — 1 Jun 2016 |
| The London Screen Academy | Other | 0.2 miles | — (No rating) |
| City of London Academy Highbury Grove | Secondary | 0.3 miles | Good — 20 Jun 2022 |
| Samuel Rhodes MLD School | Other | 0.3 miles | Outstanding — 25 Apr 2017 |
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 |
|---|---|---|---|---|
| 1 Bed Flat, Drayton Park, N5 | £2,250/mo | 1 | 0.24 miles | OpenRent |
| 1 Bed Flat, Jackson Road, N7 | £1,800/mo | 1 | 0.48 miles | OpenRent |
| Studio Flat, Holloway Road, N7 | £1,083/mo | 1 | 0.52 miles | OpenRent |
| 1 Bed Flat, Ferntower Road, N5 | £2,600/mo | 1 | 0.57 miles | OpenRent |
| Studio Flat, London, N7 | £1,430/mo | 1 | 0.59 miles | OpenRent |
| 1 Bed Flat, Mackenzie Road, N7 | £2,050/mo | 1 | 0.6 miles | OpenRent |
| 1 Bed Flat, Newington Green Road, N1 | £1,400/mo | 1 | 0.69 miles | OpenRent |
Average rent: £1,802/mo (7 listings)
Rent-driven metrics
Based on OpenRent comparables.
- 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).