{"slug":"79920f3","reference":"171383348","property":{"agentBranchId":52785,"agentBranchName":"Highbury Park","agentCompanyName":"Winkworth ","shortDescription":"2 bedroom apartment for sale","listingUpdateReason":"Added on 20\/10\/2025","isCommercial":false,"propertySubType":"Apartment","propertyTypeDisplay":"Flat","bedrooms":2,"bathrooms":1,"addedDate":"2026-01-23","soldSTC":false,"latitude":51.553835,"longitude":-0.094777,"primaryPrice":"\u00a3780,000","price":780000,"displayPriceQualifier":"Offers in Excess of","postcode":"N5 2UH","displayAddress":"Aberdeen Road, London, N5","encId":"F_SlaFSvrGqxDvX7OCFiHU1LQics293_5Qg=","councilTaxBand":"E","brochure":null,"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\u2019s premier roads, it offers an amazing opportunity to purchase a home that you can grow into. \n\nThe 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. \n\nAberdeen Road is an incredibly quiet private road and is surrounded by grand period residences in one of Highbury\u2019s 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. \nNumerous bus routes are found nearby making access across London easy and Paris is only 2 stops away with international transport found at St Pancras.\n\nViewing comes highly recommended! \n\n*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.*","floorplans":[{"url":"https:\/\/media.rightmove.co.uk\/property-floorplan\/a7294a4b0\/171383348\/a7294a4b02df1d050e2b67e8cae29662.jpeg","caption":"Floorplan","type":"IMAGE","resizedFloorplanUrls":{"size296x197":"https:\/\/media.rightmove.co.uk\/dir\/property-floorplan\/a7294a4b0\/171383348\/a7294a4b02df1d050e2b67e8cae29662_max_296x197.jpeg"}}],"epcGraphs":[{"url":"https:\/\/media.rightmove.co.uk\/property-epc\/0572f5187\/171383348\/0572f5187d4974ba53f67f1a9f3fcedc.png","caption":"EPC Rating Graph"}],"tenure":{"tenureType":"SHARE_OF_FREEHOLD","yearsRemainingOnLease":947,"message":null},"keyFeatures":[],"features":{"featuresTable":{"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 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N5","price_pcm":324000,"bedrooms":2,"property_type":"Flat","source_label":"OpenRent","distance_miles":0.49,"show_url":null}],"average_price":324000,"count":1,"availability":"ready","bedrooms_filter":2,"bedrooms_filter_relaxed":false,"bedrooms_filter_source":"listing"},"property_markdown":"# 2 bedroom apartment for sale (N5 2UH)\n\n## Property Details\n\n| Key | Value |\n|-----|-------|\n| Address | SECOND AND THIRD FLOOR FLAT, 14 ABERDEEN ROAD, LONDON, GREATER LONDON N5 2UH |\n| Price | \u00a3780,000 |\n| Bedrooms | 2 |\n| Bathrooms | 1 |\n| Council tax | E |\n| Last sold | \u00a3420,000 Oct 2009 |\n\n## Description\n\nA 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\u2019s premier roads, it offers an amazing opportunity to purchase a home that you can grow into. \n\nThe 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. \n\nAberdeen Road is an incredibly quiet private road and is surrounded by grand period residences in one of Highbury\u2019s 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. \n\nNumerous bus routes are found nearby making access across London easy and Paris is only 2 stops away with international transport found at St Pancras.\n\nViewing comes highly recommended! \n\n*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.*\n\n## Property Photos\n\n- ![Picture No. 09](\/listings\/photos\/171383348\/372916) - Picture No. 09\n- ![Picture No. 14](\/listings\/photos\/171383348\/372917) - Picture No. 14\n- ![Picture No. 08](\/listings\/photos\/171383348\/372918) - Picture No. 08\n- ![Picture No. 11](\/listings\/photos\/171383348\/372919) - Picture No. 11\n- ![Picture No. 06](\/listings\/photos\/171383348\/372920) - Picture No. 06\n- ![Picture No. 13](\/listings\/photos\/171383348\/372921) - Picture No. 13\n- ![Picture No. 12](\/listings\/photos\/171383348\/372922) - Picture No. 12\n- ![Picture No. 04](\/listings\/photos\/171383348\/372923) - Picture No. 04\n- ![Picture No. 05](\/listings\/photos\/171383348\/372924) - Picture No. 05\n- ![Picture No. 07](\/listings\/photos\/171383348\/372925) - Picture No. 07\n- ![Picture No. 10](\/listings\/photos\/171383348\/372926) - Picture No. 10\n- ![Picture No. 15](\/listings\/photos\/171383348\/372927) - Picture No. 15\n\n## Floorplans\n\n- ![Floorplan](\/listings\/photos\/171383348\/372928) - Floorplan\n\n## EPC Graphs\n\n- ![EPC Rating Graph](\/listings\/photos\/171383348\/372929) - EPC Rating Graph\n\n## Sales History\n\n*Recorded sales for this property. Data from Land Registry Price Paid.*\n\n| Address | Price | Date | Type |\n|---------|-------|------|------|\n| 14 SECOND AND THIRD FLOOR FLAT ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | \u00a3420,000 | 07\/10\/2009 | Flat |\n\n## Sold Comparables\n\n*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*\n\n| Address | Price | Date | Type |\n|---------|-------|------|------|\n| 85C HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU | \u00a3825,000 | 16\/01\/2026 | Flat |\n| 21B ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UG | \u00a31,006,125 | 12\/12\/2025 | Flat |\n| BELMONT COURT, 93 FLAT 38 HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HA | \u00a3735,000 | 03\/12\/2025 | Flat |\n| BELMONT COURT, 93 FLAT 4 HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HA | \u00a3759,000 | 21\/11\/2025 | Flat |\n| 4C SECOND FLOOR FLAT BALFOUR ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HB | \u00a3740,000 | 04\/02\/2025 | Flat |\n| 113 SECOND AND THIRD FLOOR FLAT HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HG | \u00a31,050,000 | 22\/04\/2024 | Flat |\n| [Same street] 26 BASEMENT FLAT ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | \u00a3987,500 | 14\/12\/2023 | Flat |\n| 31A BALFOUR ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HB | \u00a31,185,000 | 24\/11\/2023 | Flat |\n| 23 FLAT B HIGHBURY GRANGE, LONDON, ISLINGTON, GREATER LONDON, N5 2QA | \u00a31,300,000 | 03\/11\/2023 | Flat |\n| 22A HIGHBURY GRANGE, LONDON, ISLINGTON, GREATER LONDON, N5 2PX | \u00a3680,000 | 27\/09\/2023 | Flat |\n| [Same street] 28B - 28C ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | \u00a3487,000 | 15\/09\/2023 | Terraced |\n| 20 FLAT E HIGHBURY GRANGE, LONDON, ISLINGTON, GREATER LONDON, N5 2PX | \u00a3560,000 | 15\/08\/2023 | Flat |\n| 119 FIRST FLOOR FLAT HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HG | \u00a3685,000 | 02\/08\/2023 | Flat |\n| [Same street] 6 ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | \u00a32,438,154 | 07\/07\/2023 | Terraced |\n| 79 FLAT VII HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU | \u00a3533,000 | 21\/03\/2023 | Flat |\n| BELMONT COURT, 93 FLAT 15 HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HA | \u00a3800,000 | 06\/03\/2023 | Flat |\n| 81 FLAT D HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU | \u00a3390,000 | 07\/12\/2022 | Flat |\n| 69A KELVIN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2PL | \u00a31,015,000 | 30\/11\/2022 | Flat |\n| 121 FLAT B HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2HG | \u00a3802,500 | 21\/11\/2022 | Flat |\n| GARDNERS COURT FLAT 30 KELVIN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2PG | \u00a3360,000 | 02\/11\/2022 | Flat |\n| 12A HIGHBURY GRANGE, LONDON, ISLINGTON, GREATER LONDON, N5 2PX | \u00a31,160,000 | 19\/10\/2022 | Flat |\n| [Same street] 26 BASEMENT FLAT ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | \u00a3948,000 | 13\/10\/2022 | Flat |\n| 15 FLAT 3 HIGHBURY GRANGE, LONDON, ISLINGTON, GREATER LONDON, N5 2QB | \u00a3720,000 | 13\/10\/2022 | Flat |\n| 85B HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2EU | \u00a3980,000 | 09\/09\/2022 | Flat |\n| [Same street] 24 FLAT B ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | \u00a3600,000 | 01\/08\/2022 | Flat |\n| [Same street] 28C ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | \u00a3801,100 | 29\/04\/2022 | Flat |\n| [Same street] 36A ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | \u00a3530,000 | 06\/04\/2022 | Flat |\n| [Same street] 18C ABERDEEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2UH | \u00a3781,700 | 17\/01\/2022 | Flat |\n\n**Street average:** \u00a3946,682 (8 sales)\n**Area average:** \u00a3814,281 (20 sales)\n\n## Price vs local average\n\n*Outcode + property type (HousePrices, last 2 years).*\n\n- **Local average:** \u00a3715,570 (48 Flat, N5, 2024\u20132026)\n- **Deviation:** +9%\n\n## Rental Range\n\n*ONS Price Index of Private Rents (Islington). Low \/ Realistic \/ Optimistic = conservative \/ average \/ best case.*\n\n- **Low:** \u00a32,530\/mo\n- **Realistic:** \u00a32,811\/mo\n- **Optimistic:** \u00a33,092\/mo\n\n## LHA (Local Housing Allowance)\n\n*VOA 30th percentile rent floor for Cambridge (Apr 2025 \u2013 Mar 2026).*\n\n- **LHA floor (this property size):** \u00a3947\/mo\n\n## Rental Comparables\n\n*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*\n\n| Title | Rent | Beds | Distance | As seen on |\n|------|------|------|------|------|\n| 2 Bed Flat, Avenell Road, N5 | \u00a33,240\/mo | 2 | 0.49 miles | OpenRent |\n\n**Average rent: \u00a33,240\/mo (1 listing)**\n\n## 1% Rule\n\n- **Rent ratio:** 0.42% (weak for cashflow)\n- **Max investor price (0.8%):** \u00a3405,000\n- **Target investor price (1%):** \u00a3324,000\n\n*Monthly rent \u00f7 price. 1%+ = strong, 0.8\u20131% = okay, <0.8% = weak. Max investor price = rent \u00f7 0.8% (Stoke-style target). Target investor price = rent \u00f7 1% (strong cashflow band). Based on OpenRent comparables.*\n\n## Rent-driven metrics\n\n*Based on OpenRent comparables (median \u00a33,240\/mo).*\n\n- **Gross yield:** 5%\n- **Cost-to-rent:** 20.1\u00d7\n- **Monthly cashflow:** \u00a3-181\/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)\n- **Cash-on-cash ROI:** -1%\n\n*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price \u00f7 annual rent (from OpenRent comparables); under 14\u00d7 = strong, 14\u201316\u00d7 = acceptable, 17\u00d7+ = compressed. Cashflow = rent \u2212 mortgage \u2212 10% maintenance \u2212 \u00a325\/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit \u00f7 cash in (deposit + 4% purchase costs).*\n\n## Capital growth trend\n\n*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*\n\n- **5y growth:** 6%\n- **10y growth:** -6%\n\n## House Price Index (HM Land Registry)\n\n*Official index for Islington; Flats and maisonettes series; as of March 2026.*\n\n- **1y growth (index):** -0.3%\n- **5y growth (index):** -3.4%\n- **10y growth (index):** 2.2%\n\n## Flood risk\n\n- **Zone:** 1\n- **Risk:** Low\n- **Source:** Job (default Low)\n\n[Check long-term flood risk (GOV.UK)](https:\/\/check-long-term-flood-risk.service.gov.uk\/postcode)\n","energy_certificate":null,"fensa_certificates_count":0,"page_data":{"listing":{"id":19078,"reference":"171383348","slug":"79920f3","slug_hash":"79920f34887685549894196124bd83b9d341071c","portal":"rightmove","channel":"RES_BUY","meta":{"agentBranchId":52785,"agentBranchName":"Highbury Park","agentCompanyName":"Winkworth ","shortDescription":"2 bedroom apartment for sale","listingUpdateReason":"Added on 20\/10\/2025","isCommercial":false,"propertySubType":"Apartment","propertyTypeDisplay":"Flat","bedrooms":2,"bathrooms":1,"addedDate":"2026-01-23","soldSTC":false,"latitude":51.553835,"longitude":-0.094777,"primaryPrice":"\u00a3780,000","price":780000,"displayPriceQualifier":"Offers in Excess of","postcode":"N5 2UH","displayAddress":"Aberdeen Road, London, N5","encId":"F_SlaFSvrGqxDvX7OCFiHU1LQics293_5Qg=","councilTaxBand":"E","brochure":null,"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\u2019s premier roads, it offers an amazing opportunity to purchase a home that you can grow into. \n\nThe 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. \n\nAberdeen Road is an incredibly quiet private road and is surrounded by grand period residences in one of Highbury\u2019s 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. \nNumerous bus routes are found nearby making access across London easy and Paris is only 2 stops away with international transport found at St Pancras.\n\nViewing comes highly recommended! \n\n*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.*","floorplans":[{"url":"https:\/\/media.rightmove.co.uk\/property-floorplan\/a7294a4b0\/171383348\/a7294a4b02df1d050e2b67e8cae29662.jpeg","caption":"Floorplan","type":"IMAGE","resizedFloorplanUrls":{"size296x197":"https:\/\/media.rightmove.co.uk\/dir\/property-floorplan\/a7294a4b0\/171383348\/a7294a4b02df1d050e2b67e8cae29662_max_296x197.jpeg"}}],"epcGraphs":[{"url":"https:\/\/media.rightmove.co.uk\/property-epc\/0572f5187\/171383348\/0572f5187d4974ba53f67f1a9f3fcedc.png","caption":"EPC Rating Graph"}],"tenure":{"tenureType":"SHARE_OF_FREEHOLD","yearsRemainingOnLease":947,"message":null},"keyFeatures":[],"features":{"featuresTable":{"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","Garden":"\u2014","Listed property":"No","Restrictions":"\u2014","Required access":"\u2014","Rights of way":"\u2014","Flooded in last 5 years":"\u2014","Flood defences":"\u2014","Source of flood":"Ask agent"}},"deliveryPointId":65606152,"transactionHistoryData":{"year":2009,"price":420000},"soldPropertyTransactions":[{"transfer_date":"2009-01-01","price":420000}],"lastSoldYear":2009,"lastSoldPrice":420000,"landRegistryAddressUrl":null,"lastSoldDate":"2009-10-07","landRegistryTransactionUrl":"https:\/\/landregistry.data.gov.uk\/data\/ppi\/transaction\/654a361b-257a-4232-80de-ac1512d8295d\/current","landRegistryTransactionId":"654a361b-257a-4232-80de-ac1512d8295d","postalAddress":"SECOND AND THIRD FLOOR FLAT, 14 ABERDEEN ROAD, LONDON, GREATER LONDON N5 2UH","paon":"14","houseNumber":"14","epcAddressFirstLine":"SECOND AND THIRD FLOOR FLAT, 14 ABERDEEN 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