# 1 bedroom apartment for sale (N5 1AL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28H, HIGHBURY HILL, LONDON, GREATER LONDON N5 1AL |
| Price | £575,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £850,000 Aug 2025 |

## Description

We are delighted to present to the market, this beautifully presented one-bedroom apartment set within an impressive Victorian conversion on one of Highbury's most prestigious and sought-after roads. This flat has such a charming and unique feel as it combines timeless period character with contemporary style and enjoys access to stunning communal gardens.

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.*

## Property Photos

- ![Picture No. 10](/listings/photos/90180462/1371236) - Picture No. 10
- ![Picture No. 08](/listings/photos/90180462/1371237) - Picture No. 08
- ![Picture No. 05](/listings/photos/90180462/1371238) - Picture No. 05
- ![Picture No. 04](/listings/photos/90180462/1371239) - Picture No. 04
- ![Picture No. 06](/listings/photos/90180462/1371240) - Picture No. 06
- ![Picture No. 11](/listings/photos/90180462/1371241) - Picture No. 11
- ![Picture No. 13](/listings/photos/90180462/1371242) - Picture No. 13
- ![Picture No. 12](/listings/photos/90180462/1371243) - Picture No. 12
- ![Picture No. 07](/listings/photos/90180462/1371244) - Picture No. 07
- ![Picture No. 14](/listings/photos/90180462/1371245) - Picture No. 14
- ![Picture No. 15](/listings/photos/90180462/1371246) - Picture No. 15
- ![Picture No. 16](/listings/photos/90180462/1371247) - Picture No. 16
- ![Picture No. 09](/listings/photos/90180462/1371248) - Picture No. 09

## Floorplans

- ![Floorplan](/listings/photos/90180462/1371249) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/90180462/1371250) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28H HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1AL | £850,000 | 06/08/2025 | 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 |
|---------|-------|------|------|
| 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 |
| 96 FLAT 2 DRAYTON PARK, LONDON, ISLINGTON, GREATER LONDON, N5 1ND | £490,000 | 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:** £938,080 (20 sales)

## Price vs local average

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

- **Local average:** £712,497 (51 Flat, N5, 2024–2026)
- **Deviation:** -19.3%

## Rental Range

*ONS Price Index of Private Rents (Islington). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,545/mo
- **Realistic:** £2,828/mo
- **Optimistic:** £3,111/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £898/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 |
|------|------|------|------|------|
| Studio Flat, Holloway Road, N7 | £1,083/mo | 1 | 0.52 miles | OpenRent |

**Average rent: £1,083/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £135,375
- **Target investor price (1%):** £108,300

*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 £1,083/mo).*

- **Gross yield:** 2.3%
- **Cost-to-rent:** 44.2×
- **Monthly cashflow:** £-1,315/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.5%

*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:** 3.3%
- **10y growth:** 12.8%

## House Price Index (HM Land Registry)

*Official index for Islington; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -6.1%
- **5y growth (index):** -2.8%
- **10y growth (index):** 1%

## 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)