# 2 bedroom apartment for rent (N5 2UH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT D, 34 ABERDEEN ROAD, LONDON, LONDON, GREATER LONDON N5 2UH |
| Price | £3,400 pcm |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 83 m² |
| Last sold | £478,500 Aug 2007 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Current heating cost:** £904/year
- **Est. upgrade cost to C:** £16,135

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- D (£80 - £120)
- E (£35)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2272-2181-1181-2153-0857)

## Description

A Two Bedroom Upper Maisonette in an attractive late Victorian house on a sought-after Street in Highbury. The property has just been renovated to a high standard, is arranged over the top two floors and offers a large and bright reception with original features, separate modern fitted kitchen, two large double bedrooms one with ensuite and further full bathroom suite. Further benefitting from a large private roof terrace. Ideally located moments from Highbury Barn and Highbury Fields with many Transport options. available now and unfurnished.

## Property Photos

- ![Picture No. 13](/listings/photos/161258672/372930) - Picture No. 13
- ![Picture No. 01](/listings/photos/161258672/372932) - Picture No. 01
- ![Picture No. 02](/listings/photos/161258672/372934) - Picture No. 02
- ![Picture No. 03](/listings/photos/161258672/372935) - Picture No. 03
- ![Picture No. 04](/listings/photos/161258672/372936) - Picture No. 04
- ![Picture No. 12](/listings/photos/161258672/372939) - Picture No. 12
- ![Picture No. 14](/listings/photos/161258672/372942) - Picture No. 14
- ![Picture No. 05](/listings/photos/161258672/372943) - Picture No. 05
- ![Picture No. 06](/listings/photos/161258672/372946) - Picture No. 06
- ![Picture No. 07](/listings/photos/161258672/372949) - Picture No. 07
- ![Picture No. 08](/listings/photos/161258672/372951) - Picture No. 08
- ![Picture No. 09](/listings/photos/161258672/372952) - Picture No. 09
- ![Picture No. 10](/listings/photos/161258672/372953) - Picture No. 10
- ![Picture No. 11](/listings/photos/161258672/372954) - Picture No. 11
- ![Picture No. 15](/listings/photos/161258672/372955) - Picture No. 15

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/161258672/372956) - EPC Rating Graph

## 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):** £947/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, Islington, N5 | £2,500/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Flat, Avenell Road, N5 | £3,240/mo | 2 | 0.46 miles | OpenRent |

**Average rent: £2,870/mo (2 listings)**

## Rent-driven metrics

*Based on OpenRent comparables (median £2,870/mo).*

- **Gross yield:** 1012.9%
- **Monthly cashflow:** £2,545/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3096.9%

*Gross yield = annual rent as % of price (no costs). 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:** £41/m²

## 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)