# 1 bedroom flat for sale (N5 2BN)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 15, 6 - 10, ABERDEEN PARK, LONDON, GREATER LONDON N5 2BN |
| Price | £475,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £468,500 Dec 2025 |

## Description

Positioned on a quiet street in the heart of Highbury, this bright one-bedroom apartment has been thoughtfully renovated by its current owner. It sits on the top floor of a mid-century building, with tall glazing that floods the living spaces with light and captures far-reaching, treetop-skimming views. The excellent location provides plenty of transport links to central London as well as the independent shops and cafés of Highbury Park.

The Tour 

Heading up to the second floor from the communal area, a canary yellow hallway immediately sets the tone for this bright, modern apartment. There is space for bike storage, with cork flooring running underfoot and throughout.

The open-plan living and kitchen room has a generous bank of glazing at the easterly end of the room, as well as a Juliet balcony. There is plenty of space for a dining table next to the white plywood breakfast bar, which has space for two chairs. The kitchen has integrated appliances and a porcelain backsplash with eye-catching marble-effect tiles.

There is a bright bedroom adjacent, with original built-in storage around the bed and a large tilt-and-turn window. Original white mosaic tiling and the fanlight above the door in the bathroom uphold the building’s modernist integrity.

Outdoor Space

Residents of Aberdeen Park benefit from a well-tended communal garden and free on-street parking.

The Area

Aberdeen Park is perfectly positioned for the best of Highbury, Islington and neighbouring Stoke Newington. It is a short walk to Highbury and Islington station (for Overground and Victoria Line services) through Highbury Fields, which has tennis courts, a playground and a swimming pool. The much-admired shops and restaurants of Highbury are all within easy reach, as is Highbury Barn with its wonderful butcher Godfrey’s, Da Mario deli and the excellent original branch of La Fromagerie.

Nearby Highbury Fields is a minute's walk from the apartment, making it an extremely close option for greenery and activities. Nearby Newington Green is home to contemporary café and bakery Jolene, a greengrocer, an Italian deli, a florist and a health food shop, as well as numerous restaurants. King’s Cross and Coal Drops Yard are within easy reach, and the Regent’s Canal path at Angel is a short walk from the house.

The nearest station is Canonbury, for London Overground services towards Shoreditch High Street and Stratford (Jubilee Line and Central Line, and DLR). The Highbury and Islington underground is a 15-minute walk for the Victoria line. There are also very good bus routes and a fast train into the city from nearby Drayton Park station.

Tenure: Leasehold / Lease Length: Approx. 88 years remaining / Service Charge: Approx. £1416 per annum / Ground Rent: Approx. £10 per annum / Council Tax Band: C

## Property Photos

- ![264972 - a0OP6000004blvJMAQ_N20.jpg](/listings/photos/163784444/250488) - 264972 - a0OP6000004blvJMAQ_N20.jpg
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- ![264967 - a0OP6000004blvJMAQ_N27.jpg](/listings/photos/163784444/250502) - 264967 - a0OP6000004blvJMAQ_N27.jpg
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- ![264966 - a0OP6000004blvJMAQ_N29.jpg](/listings/photos/163784444/250506) - 264966 - a0OP6000004blvJMAQ_N29.jpg

## Floorplans

- ![265086 - ABERDEEN-PARK-II.jpg](/listings/photos/163784444/250507) - 265086 - ABERDEEN-PARK-II.jpg

## EPC Graphs

- ![294728 - Screenshot 2025-06-25 080940.png](/listings/photos/163784444/250508) - 294728 - Screenshot 2025-06-25 080940.png

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6 - 10 FLAT 15 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BN | £468,500 | 08/12/2025 | Flat |
| 6 - 10 FLAT 15 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BN | £412,000 | 09/11/2020 | Flat |
| 6 - 10 FLAT 15 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BN | £382,500 | 02/12/2019 | 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 |
|---------|-------|------|------|
| ESCUAN LODGE FLAT 13 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2AP | £400,000 | 16/07/2025 | Flat |
| 6 - 10 FLAT 37 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BN | £355,000 | 13/06/2025 | Flat |
| 60 FLAT 2 HIGHBURY GROVE, LONDON, ISLINGTON, GREATER LONDON, N5 2AG | £440,000 | 13/10/2023 | Flat |
| 2 FLAT F ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BN | £1,120,000 | 21/07/2023 | Flat |
| 2 FLAT B ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BN | £1,011,000 | 28/06/2023 | Flat |
| 42C ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BL | £1,205,000 | 22/06/2023 | Flat |
| ESCUAN LODGE FLAT 10 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2AP | £372,000 | 20/12/2022 | Flat |
| 69A KELVIN ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2PL | £1,015,000 | 30/11/2022 | Flat |
| ABERDEEN COURT FLAT 5 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BH | £1,150,000 | 04/11/2022 | Flat |
| MULBERRY COURT, 2 FLAT I HIGHBURY HILL, LONDON, ISLINGTON, GREATER LONDON, N5 1BA | £761,000 | 21/10/2022 | Flat |
| 52 FLAT 4 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BL | £830,000 | 03/10/2022 | Flat |
| 84A ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BE | £1,325,000 | 15/08/2022 | Flat |
| 42B ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BL | £950,000 | 18/07/2022 | Flat |
| 24A FLAT 4 HIGHBURY GROVE, LONDON, ISLINGTON, GREATER LONDON, N5 2EA | £1,050,000 | 08/07/2022 | Flat |
| BEACONSFIELD LODGE, 110 FLAT 8 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BP | £517,000 | 20/06/2022 | Flat |
| 20A BASEMENT FLAT HIGHBURY GROVE, LONDON, ISLINGTON, GREATER LONDON, N5 2EA | £1,150,000 | 13/05/2022 | Flat |
| 37 SEAFORTH CRESCENT, LONDON, ISLINGTON, GREATER LONDON, N5 2BY | £700,000 | 29/04/2022 | Flat |
| ESCUAN LODGE FLAT 4 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2AP | £345,000 | 21/03/2022 | Flat |
| 6 - 10 FLAT 47 ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BN | £433,000 | 21/02/2022 | Flat |
| 50D ABERDEEN PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2BL | £513,000 | 04/02/2022 | Flat |

**Area average:** £782,100 (20 sales)

## Price vs local average

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

- **Local average:** £704,047 (50 Flat, N5, 2024–2026)
- **Deviation:** -32.5%

## 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):** £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 |
|------|------|------|------|------|
| 1 Bed Flat, Holloway Road, N7 | £2,500/mo | 1 | 0.5 miles | OpenRent |

**Average rent: £2,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £354/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.1%

*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:** 1.2%
- **10y growth:** -12.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.3%
- **5y growth (index):** -3.4%
- **10y growth (index):** 2.2%

## 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)