Sold STC Flat

46 ST PAUL STREET

LONDON, ISLINGTON, GREATER LONDON N1 7DA

2 beds 1 baths 775 sq ft Listed 27 Jul 2022 (-1417d)

£925,000

Guide Price

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# 2 bedroom apartment for sale (N1 7DA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 46 ST PAUL STREET, LONDON, ISLINGTON, GREATER LONDON N1 7DA |
| Price | £925,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 72 m² |
| Last sold | £918,000 Aug 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 31/03/2032
- **Est. upgrade cost to C:** £15,075

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2929-1140-2102-1551)

## Description

South facing two bedroom maisonette on quiet road.

**Description**

An attractive, two bedroom maisonette set in this tranquil residential neighbourhood in central Islington, close to Regents Canal.   As the property is South facing and situated on a wide street  with no high rise buildings, it gets a huge amount of light and sun.

With its own private entrance, the apartment is well presented with a bright open plan kitchen and reception room over the raised ground floor. The kitchen is fully fitted, with shaker styled units and solid wood work tops and the reception room has period fire place with working gas fire and plantation shutters. Over the top floor are two large double bedrooms, both with wardrobes, and on the split level a contemporary styled bathroom.

Importantly, this apartment is offered chain free.

**Location**

On a quiet residential street that is part of the Arlington Square Conservation Area, and benefiting from the People Friendly Street Scheme, St Paul Street is well placed for all the local amenities in Upper St and Camden Passage, including the many boutique shops and cafe’s. It is within close proximity of both Angel and Old Street, with excellent transport links into the City, West End and beyond.

Square Footage: 796 sq ft

Leasehold with approximately 115 years remaining.

## Property Photos

- ![Exterior](/listings/photos/125400731/345574) - Exterior
- ![Reception Room](/listings/photos/125400731/345576) - Reception Room
- ![Reception Room](/listings/photos/125400731/345577) - Reception Room
- ![Reception Room](/listings/photos/125400731/345579) - Reception Room
- ![Kitchen](/listings/photos/125400731/345581) - Kitchen
- ![Entrance](/listings/photos/125400731/345585) - Entrance
- ![Kitchen](/listings/photos/125400731/345587) - Kitchen
- ![Bathroom](/listings/photos/125400731/345588) - Bathroom
- ![Bathroom](/listings/photos/125400731/345589) - Bathroom
- ![Reception Room](/listings/photos/125400731/345590) - Reception Room

## Floorplans

- ![Floorplan](/listings/photos/125400731/345591) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/125400731/345593) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 ST PAUL STREET, ISLINGTON, LONDON, GREATER LONDON, N1 7DA | £918,000 | 02/08/2022 | Flat |
| 46 ST PAUL STREET, ISLINGTON, LONDON, GREATER LONDON, N1 7DA | £740,000 | 30/03/2015 | Flat |
| 46 ST PAUL STREET, ISLINGTON, LONDON, GREATER LONDON, N1 7DA | £550,000 | 01/06/2012 | 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 |
|---------|-------|------|------|
| 54 UPPER GROUND AND FIRST FLOOR FLAT ST PAUL STREET, ISLINGTON, LONDON, GREATER LONDON, N1 7DA | £233,420 | 23/01/2026 | Flat |
| 1 FLAT 5 PACKINGTON SQUARE, LONDON, ISLINGTON, GREATER LONDON, N1 7FW | £530,000 | 09/01/2026 | Flat |
| 10 FLAT 1 PREBEND STREET, LONDON, ISLINGTON, GREATER LONDON, N1 8PT | £614,000 | 12/12/2025 | Flat |
| ISLAND APARTMENTS, 30 APARTMENT 64 COLEMAN FIELDS, LONDON, ISLINGTON, GREATER LONDON, N1 7BY | £398,000 | 28/11/2025 | Flat |
| 3A UNION SQUARE, LONDON, ISLINGTON, GREATER LONDON, N1 7DH | £930,000 | 07/11/2023 | Flat |
| ISLEDEN HOUSE 31B PREBEND STREET, LONDON, ISLINGTON, GREATER LONDON, N1 8PP | £373,000 | 25/07/2023 | Flat |
| ARBON COURT FLAT 7 LINTON STREET, LONDON, ISLINGTON, GREATER LONDON, N1 7AP | £600,000 | 25/08/2022 | Flat |
| ISLEDEN HOUSE 48 PREBEND STREET, LONDON, ISLINGTON, GREATER LONDON, N1 8PP | £490,000 | 16/08/2022 | Flat |
| 30B LINTON STREET, LONDON, ISLINGTON, GREATER LONDON, N1 7DX | £940,000 | 10/06/2022 | Flat |
| 69 LINTON STREET, LONDON, ISLINGTON, GREATER LONDON, N1 7AN | £1,225,000 | 18/02/2022 | Flat |
| FINNEMORE HOUSE FLAT 19 BRITANNIA ROW, LONDON, ISLINGTON, GREATER LONDON, N1 8QJ | £473,000 | 30/07/2021 | Flat |

**Area average:** £618,765 (11 sales)

## Price vs local average

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

- **Local average:** £641,372 (193 Flat, N1, 2024–2026)
- **Deviation:** +44.2%

## 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

## 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, Rotherfield Street, N1 | £3,500/mo | 2 | 0.23 miles | OpenRent |

**Average rent: £3,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £437,500
- **Target investor price (1%):** £350,000

*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 £3,500/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22×
- **Monthly cashflow:** £-518/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.3%

*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:** £12,847/m²

## Capital growth trend

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

- **5y growth:** 6.5%
- **10y growth:** 5.7%

## 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)

Exterior Reception Room Reception Room Reception Room Kitchen Entrance Kitchen Bathroom Bathroom Reception Room

/ 10

Property details

Tenure

LEASEHOLD

Floor area

72 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£918,000 Aug 2022

Price per m²

£12,847/m²

Local average

£641,372 (+44.2%)

Deprivation

Decile 5 (15,447 of 33,755)

Street crime

1955 incidents within 1 mile (Apr 2026)

Key features

Great location
Chain free
Private entrance
Immaculately presented
Close to Regents Canal
EPC Rating = D

Description

South facing two bedroom maisonette on quiet road.

Description

An attractive, two bedroom maisonette set in this tranquil residential neighbourhood in central Islington, close to Regents Canal. As the property is South facing and situated on a wide street with no high rise buildings, it gets a huge amount of light and sun.

With its own private entrance, the apartment is well presented with a bright open plan kitchen and reception room over the raised ground floor. The kitchen is fully fitted, with shaker styled units and solid wood work tops and the reception room has period fire place with working gas fire and plantation shutters. Over the top floor are two large double bedrooms, both with wardrobes, and on the split level a contemporary styled bathroom.

Importantly, this apartment is offered chain free.

Location

On a quiet residential street that is part of the Arlington Square Conservation Area, and benefiting from the People Friendly Street Scheme, St Paul Street is well placed for all the local amenities in Upper St and Camden Passage, including the many boutique shops and cafe’s. It is within close proximity of both Angel and Old Street, with excellent transport links into the City, West End and beyond.

Square Footage: 796 sq ft
Leasehold with approximately 115 years remaining.

Listed by

Islington

Savills

Reference: 125400731

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 01/04/2022

Expiry date: 31/03/2032

Est. upgrade cost to C: £15,075

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

67% since 2012

Event	Date	Price	% change
Sold	02/08/2022 (3 years ago)	£918,000	+24.1%
Sold	30/03/2015 (11 years ago)	£740,000	+34.5%
Sold	01/06/2012 (14 years ago)	£550,000	—

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
54 UPPER GROUND AND FIRST FLOOR FLAT ST PAUL STREET, ISLINGTON, LONDON, GREATER LONDON, N1 7DA	£233,420	23/01/2026	Flat
1 FLAT 5 PACKINGTON SQUARE, LONDON, ISLINGTON, GREATER LONDON, N1 7FW	£530,000	09/01/2026	Flat
10 FLAT 1 PREBEND STREET, LONDON, ISLINGTON, GREATER LONDON, N1 8PT	£614,000	12/12/2025	Flat
ISLAND APARTMENTS, 30 APARTMENT 64 COLEMAN FIELDS, LONDON, ISLINGTON, GREATER LONDON, N1 7BY	£398,000	28/11/2025	Flat
3A UNION SQUARE, LONDON, ISLINGTON, GREATER LONDON, N1 7DH	£930,000	07/11/2023	Flat
ISLEDEN HOUSE 31B PREBEND STREET, LONDON, ISLINGTON, GREATER LONDON, N1 8PP	£373,000	25/07/2023	Flat
ARBON COURT FLAT 7 LINTON STREET, LONDON, ISLINGTON, GREATER LONDON, N1 7AP	£600,000	25/08/2022	Flat
ISLEDEN HOUSE 48 PREBEND STREET, LONDON, ISLINGTON, GREATER LONDON, N1 8PP	£490,000	16/08/2022	Flat
30B LINTON STREET, LONDON, ISLINGTON, GREATER LONDON, N1 7DX	£940,000	10/06/2022	Flat
69 LINTON STREET, LONDON, ISLINGTON, GREATER LONDON, N1 7AN	£1,225,000	18/02/2022	Flat
FINNEMORE HOUSE FLAT 19 BRITANNIA ROW, LONDON, ISLINGTON, GREATER LONDON, N1 8QJ	£473,000	30/07/2021	Flat

Area average: £618,765 (11 sales)

Capital growth trend

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

5y growth 6.5%

10y growth 5.7%

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%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: HAYSPORT PROPERTIES LIMITED (1360843)

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.

Location

Map view View on Google Maps View on OpenStreetMap Street View N1 7DA

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	SRH News	0.0 miles
Shop	Prebend Express	0.1 miles
Bus stop	Basire Street	0.1 miles
Bus stop	Baring Street	0.1 miles
University	University of Wales Trinity Saint David London	0.2 miles
Hospital	Moorfields at Hoxton	0.2 miles
Train station	Essex Road	0.3 miles
Train station	Angel	0.6 miles
University	Paris Dauphine University - London Campus	0.7 miles
Hospital	Medlabs Diagnostics	1.4 miles

Street-level crime

Category	Count
Violence and sexual offences	398
Anti-social behaviour	375
Shoplifting	269
Theft from the person	210
Other theft	147
Public order	121
Drugs	118
Burglary	74
Criminal damage and arson	66
Vehicle crime	63
Robbery	48
Bicycle theft	47
Possession of weapons	11
Other crime	8
Total incidents	1955

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
City of London Academy Islington	Secondary	0.2 miles	Outstanding — 4 Apr 2019
Richard Cloudesley School	Other	0.2 miles	Outstanding — 11 Feb 2015
The New North Academy	Primary	0.2 miles	Good — 5 Dec 2021
Rotherfield Primary School	Primary	0.2 miles	Good — 23 May 2014
Thomas Fairchild Community School	Primary	0.3 miles	Good — 13 Nov 2023

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, Rotherfield Street, N1	£3,500/mo	2	0.23 miles	OpenRent

Average rent: £3,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £437,500

Target investor price (1%) £350,000

Gross yield 4.5%

Cost-to-rent ratio 22×

Monthly cashflow £-518/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.3%

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).