Sold Flat

SECOND AND THIRD FLOOR FLAT

14 ABERDEEN ROAD, LONDON, GREATER LONDON N5 2UH

2 beds 1 baths Listed 23 Jan 2026 (-143d)

£780,000

Offers in Excess of

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Property details

Tenure

SHARE_OF_FREEHOLD (947 years remaining on lease)

Council tax band

E

Last sold

£420,000 Oct 2009

Local average

£715,570 (+9%)

Deprivation

Decile 5 (15,558 of 33,755)

Street crime

1616 incidents within 1 mile (Apr 2026)

Additional details

Electricity
Mains supply
Broadband
FTTP (fibre to the premises), ADSL copper wire, FTTC (fibre to the cabinet)
Water
Mains supply
Sewerage
Mains supply
Heating
Gas central
Accessibility
No wheelchair access
Parking
On street, Residents
Listed property
No

Description

A stunning, two-bedroom period conversion set on the first floor of this charming building, located on a private cul de sac. Situated on one of Highbury’s premier roads, it offers an amazing opportunity to purchase a home that you can grow into.

The property includes an abundance of period charm. The open plan living/dining room benefits from ample light throughout via the two large windows to the front. Beyond this is a contemporary kitchen with a large picture window that allows in even more natural light. Both bedrooms are bright and spacious doubles with plenty of storage space. The hallways and landings are a really special feature of this home as they create a wonderful sense of space and also offer an abundance of storage compartments. The property is completed by a beautifully designed family bathroom that comes with a shower and bath.

Aberdeen Road is an incredibly quiet private road and is surrounded by grand period residences in one of Highbury’s most desirable locations. Located moments from Highbury Barn and Newington Green and provides a selection of boutique shops, and bars as well as theatres and a vibrant atmosphere. The green space of Clissold Park is just a short stroll away and transport across London is made easy with over ground links at Canonbury providing quick access to the City and East London whilst Highbury and Islington (Victoria line) is the closest tube link.
Numerous bus routes are found nearby making access across London easy and Paris is only 2 stops away with international transport found at St Pancras.

Viewing comes highly recommended!

*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: 171383348

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

Event Date Price % change
Sold 07/10/2009 (16 years ago) £420,000 —

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
BELMONT COURT, 93 FLAT 38 HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HA £735,000 03/12/2025 Flat
BELMONT COURT, 93 FLAT 4 HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HA £759,000 21/11/2025 Flat
4C SECOND FLOOR FLAT BALFOUR ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HB £740,000 04/02/2025 Flat
113 SECOND AND THIRD FLOOR FLAT HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HG £1,050,000 22/04/2024 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
23 FLAT B HIGHBURY GRANGE, LONDON, ISLINGTON, GREATER LONDON, N5 2QA £1,300,000 03/11/2023 Flat
22A HIGHBURY GRANGE, LONDON, ISLINGTON, GREATER LONDON, N5 2PX £680,000 27/09/2023 Flat
Same street 28B - 28C ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH £487,000 15/09/2023 Terraced
20 FLAT E HIGHBURY GRANGE, LONDON, ISLINGTON, GREATER LONDON, N5 2PX £560,000 15/08/2023 Flat
119 FIRST FLOOR FLAT HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HG £685,000 02/08/2023 Flat
Same street 6 ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH £2,438,154 07/07/2023 Terraced
79 FLAT VII HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU £533,000 21/03/2023 Flat
BELMONT COURT, 93 FLAT 15 HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HA £800,000 06/03/2023 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
121 FLAT B HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HG £802,500 21/11/2022 Flat
GARDNERS COURT FLAT 30 KELVIN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2PG £360,000 02/11/2022 Flat
12A HIGHBURY GRANGE, LONDON, ISLINGTON, GREATER LONDON, N5 2PX £1,160,000 19/10/2022 Flat
Same street 26 BASEMENT FLAT ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH £948,000 13/10/2022 Flat
15 FLAT 3 HIGHBURY GRANGE, LONDON, ISLINGTON, GREATER LONDON, N5 2QB £720,000 13/10/2022 Flat
85B HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU £980,000 09/09/2022 Flat
Same street 24 FLAT B ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH £600,000 01/08/2022 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: £814,281 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 6%
10y growth -6%

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 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 1.3 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 364
Violence and sexual offences 350
Theft from the person 183
Public order 115
Shoplifting 108
Other theft 104
Drugs 77
Burglary 76
Criminal damage and arson 64
Robbery 55
Vehicle crime 52
Bicycle theft 40
Other crime 20
Possession of weapons 8
Total incidents 1616

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 0.1 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 0.49 miles OpenRent

Average rent: £3,240/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%
Max investor price (0.8%) £405,000
Target investor price (1%) £324,000
Gross yield 5%
Cost-to-rent ratio 20.1×
Monthly cashflow £-181/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -1%
  • 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).