# 1 bedroom flat for sale (N19 3PG) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 11, TOLLINGTON HOUSE, 598 - 602, HOLLOWAY ROAD, LONDON, GREATER LONDON N19 3PG | | Price | £465,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | D | | Construction age | England and Wales: 1950-1966 | | Floor area | 58 m² | | Last sold | £500,000 Apr 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 02/09/2030 - **Current heating cost:** £657/year - **Est. upgrade cost to C:** £2,175 ### Recommendations - A2 (£850 - £1,500) - B (£500 - £1,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8880-7921-7360-5127-0206) ## Description Masterfully reimaged by its architect owner, this one-bedroom apartment unfolds over the top floor of Tollington House, a little-known brutalist gem in Holloway. The interior renovation seamlessly combines extensive glazing with a tactile material palette of birch ply joinery to create wonderfully bright, functional living spaces. The building is perfectly located for the best of north London, with the green spaces of Finsbury Park, Waterlow Park and Whittington Park within easy walking distance. The Tour The building occupies a corner position where Holloway Road meets Tollington Way. Its striking exterior profile is characterised by pale tiling punctuated by extensive glazing. The vertical emphasis of the central stairwell is a key feature of the Brutalist style. Occupying a top floor position, the apartment has been meticulously designed to cultivate an oasis hovering above the urban streetscape below. Upon entry, rustic French oak floorboards flow down a generous hallway that runs the length of the plan. Wall-to-wall glazing spans the north-west elevation, drawing in an abundance of natural light while framing far-reaching views across the tree canopies of Highgate Wood. Arranged open plan, a dual-aspect kitchen and living space occupies the one end of the plan. A wall of bespoke joinery provides extensive storage above the dining area which has in-built bench seating. Floor-to-ceiling glazing dominates the south-easterly aspect, with angled windows above to maximise light throughout the day. The understated kitchen is neatly configured behind a wide island which has a raised white-tiled splashback with ply edging. Extensive ply joinery provides ample storage on both sides of the island, which has been designed to create a social setting. An integrated oven and concealed dishwasher are found here, and a floating induction fan is set above an induction hob. On the adjacent wall, a stainless steel sink within an alcove is finished in white tiling amid teal green cabinetry with exposed ply edging. Extensive glazing continues in a well-proportioned double bedroom which sits in the centre of the plan. Adjacent is a bathroom complete with terrazzo flooring and bespoke ply joinery creating a sink top and open shelf concealing the WC. White tiling spans the walls and frames a spacious walk-in shower. A skylight naturally lights a large storage and utility cupboard with open shelving at the opposite end of the hallway. The Area Tufnell Park, Finsbury Park, Stroud Green, Crouch Hill, Highbury and Highgate are all within easy reach. Several highly regarded cafes and restaurants are nearby, including the excellent Big Jo café, Max's Sandwich Shop and Dotori. The Landseer Pub, a local favourite, is a few minutes away in a beautiful setting next to Landseer Gardens. This is situated just behind Landseer Park, a beautiful green space that backs onto the garden of this house. Other offerings are available on Stroud Green Road, known for its organic shops, including Urban Native and Butler's Deli, an independent wine shop and craft beer shop and delicatessen. Also nearby is the open expanse of Finsbury Park, as well as Parkland Walk, a former railway line that runs between Finsbury Park to Highgate and north onto Muswell Hill, which is now the longest linear park and nature reserve in London. It features over two miles of verdant views, wildflowers and birds, and is a local sanctuary perfect for walking, running and cycling. There are several stations for transport nearby, including Upper Holloway Station (Overground), Archway Station (Northern Line), Holloway Road (Piccadilly Line) and Finsbury Park, for both Underground services (Victoria & Piccadilly Lines) and mainline trains. Tenure: Leasehold Lease Length: approx. 102 years remaining Service Charge: approx. £2,400 per annum Ground Rent: approx. £100 per annum Council Tax Band: D ## Property Photos - ![1.jpg](/listings/photos/140918141/639937) - 1.jpg - ![2.jpg](/listings/photos/140918141/639938) - 2.jpg - ![3.jpg](/listings/photos/140918141/639939) - 3.jpg - ![4.jpg](/listings/photos/140918141/639940) - 4.jpg - ![5.jpg](/listings/photos/140918141/639941) - 5.jpg - ![6.jpg](/listings/photos/140918141/639942) - 6.jpg - ![7.jpg](/listings/photos/140918141/639943) - 7.jpg - ![8.jpg](/listings/photos/140918141/639944) - 8.jpg - ![9.jpg](/listings/photos/140918141/639945) - 9.jpg - ![10.jpg](/listings/photos/140918141/639946) - 10.jpg - ![11.jpg](/listings/photos/140918141/639947) - 11.jpg - ![12.jpg](/listings/photos/140918141/639948) - 12.jpg - ![13.jpg](/listings/photos/140918141/639949) - 13.jpg - ![14.jpg](/listings/photos/140918141/639950) - 14.jpg - ![15.jpg](/listings/photos/140918141/639951) - 15.jpg - ![16.jpg](/listings/photos/140918141/639952) - 16.jpg - ![17.jpg](/listings/photos/140918141/639953) - 17.jpg - ![18.jpg](/listings/photos/140918141/639954) - 18.jpg - ![19.jpg](/listings/photos/140918141/639955) - 19.jpg ## Floorplans - ![Tollington House.jpg](/listings/photos/140918141/639956) - Tollington House.jpg ## EPC Graphs - ![Screenshot 2023-09-14 155512.png](/listings/photos/140918141/639957) - Screenshot 2023-09-14 155512.png ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | TOLLINGTON HOUSE, 598 - 602 FLAT 11 HOLLOWAY ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 3PG | £500,000 | 26/04/2024 | Flat | | TOLLINGTON HOUSE, 598 - 602 FLAT 11 HOLLOWAY ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 3PG | £398,000 | 24/03/2021 | 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 | |---------|-------|------|------| | TOLLINGTON HOUSE, 598 - 602 FLAT 2 HOLLOWAY ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 3PG | £280,000 | 07/01/2026 | Flat | | ARUNDEL LODGE FLAT 3 LANDSEER ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 4JY | £400,000 | 23/12/2024 | Flat | | 3 FLAT B LANDSEER ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 4JU | £720,000 | 23/10/2023 | Flat | | SHERARD COURT, 3 FLAT 69 MANOR GARDENS, LONDON, ISLINGTON, GREATER LONDON, N7 6FB | £465,000 | 13/10/2023 | Flat | | 42A KINGSDOWN ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 4LA | £385,000 | 04/10/2023 | Flat | | 15C FAIRMEAD ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 4DG | £595,000 | 28/09/2023 | Flat | | SHERARD COURT, 3 FLAT 44 MANOR GARDENS, LONDON, ISLINGTON, GREATER LONDON, N7 6FA | £645,000 | 04/08/2023 | Flat | | STATHAM COURT, 20 FLAT 24 TOLLINGTON WAY, LONDON, ISLINGTON, GREATER LONDON, N7 6FP | £550,000 | 07/07/2023 | Flat | | SHERARD COURT, 3 FLAT 11 MANOR GARDENS, LONDON, ISLINGTON, GREATER LONDON, N7 6FA | £350,000 | 22/06/2023 | Flat | | TOLLINGTON HOUSE, 598 - 602 FLAT 3 HOLLOWAY ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 3PG | £405,000 | 15/06/2023 | Flat | | GROUND FLOOR FLAT, 53 FAIRMEAD ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 4DG | £500,000 | 25/04/2023 | Flat | | SHERARD COURT, 3 FLAT 25 MANOR GARDENS, LONDON, ISLINGTON, GREATER LONDON, N7 6FA | £436,000 | 24/02/2023 | Flat | | STATHAM COURT, 20 FLAT 17 TOLLINGTON WAY, LONDON, ISLINGTON, GREATER LONDON, N7 6FP | £375,000 | 06/02/2023 | Flat | | TOLLINGTON HOUSE, 598 - 602 FLAT 5 HOLLOWAY ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 3PG | £415,000 | 19/12/2022 | Flat | | 12 FAIRMEAD ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 4DF | £800,000 | 09/12/2022 | Flat | | STATHAM COURT, 20 FLAT 23 TOLLINGTON WAY, LONDON, ISLINGTON, GREATER LONDON, N7 6FP | £440,000 | 21/11/2022 | Flat | | 1B LANDSEER ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 4JU | £690,000 | 14/10/2022 | Flat | | 39 - 41 FLAT B LANDSEER ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 4JU | £460,000 | 05/10/2022 | Flat | | 529 FLAT 2 HOLLOWAY ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 4BY | £422,300 | 31/08/2022 | Flat | | 34A ALEXANDER ROAD, LONDON, ISLINGTON, GREATER LONDON, N19 3PQ | £455,000 | 31/08/2022 | Flat | **Area average:** £489,415 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £537,825 (40 Flat, N19, 2024–2026) - **Deviation:** -13.5% ## 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 Huntingdon (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £648/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, Marlborough Road, N19 | £1,440/mo | 1 | 0.26 miles | OpenRent | | Studio Flat, Seven Sisters Road, N7 | £1,408/mo | 1 | 0.32 miles | OpenRent | | 1 Bed Flat, St. Georges Avenue, N7 | £2,150/mo | 1 | 0.32 miles | OpenRent | | Studio Flat, Parkhurst Court, N7 | £1,436/mo | 1 | 0.34 miles | OpenRent | | 1 Bed Flat, Crayford Road, N7 | £2,000/mo | 1 | 0.34 miles | OpenRent | | Studio Flat, Parkhurst Court, N7 | £1,436/mo | 1 | 0.35 miles | OpenRent | | Studio Flat, London, N19 | £2,167/mo | 1 | 0.4 miles | OpenRent | **Average rent: £1,720/mo (7 listings)** ## 1% Rule - **Rent ratio:** 0.31% (weak for cashflow) - **Max investor price (0.8%):** £180,000 - **Target investor price (1%):** £144,000 *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 £1,440/mo).* - **Gross yield:** 3.7% - **Cost-to-rent:** 26.9× - **Monthly cashflow:** £-560/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -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).* ## Price per Square Metre - **£/m²:** £8,017/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.3% - **10y growth:** 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)