# 2 bedroom apartment for sale (N7 8GP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 145, CARRONADE COURT, EDEN GROVE, LONDON, GREATER LONDON N7 8GP |
| Price | £675,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | E |
| Last sold | £650,000 Oct 2025 |

## Description

A unique two bedroom apartment measuring 861 sq. ft positioned on the NINTH floor of a secure modern development. The flat is well proportioned and enjoys lots of natural light throughout. The accommodation comprise of a spacious open-plan reception room and kitchen complete with modern appliances, two double bedrooms, ensuite to master and a family bathroom. The property benefits from lift access, also access to communal gardens in the centre of the development.

Buckler Court is a residential block within the Vizion 7 development on Eden Grove. This popular development offers 24 hour concierge, gym and is within easy reach of Angel, the City and the West End. Transport links are available at Holloway Road and Caledonian Road (Piccadilly line) and Highbury & Islington (Victoria and London Overground lines) and Drayton Park overground.

For more information and to arrange a viewing please send an enquiry via the property portals or call us on

## Property Photos

- ![Picture No. 05](/listings/photos/159605651/1250363) - Picture No. 05
- ![Picture No. 07](/listings/photos/159605651/1250364) - Picture No. 07
- ![Picture No. 04](/listings/photos/159605651/1250365) - Picture No. 04
- ![Picture No. 03](/listings/photos/159605651/1250366) - Picture No. 03
- ![Picture No. 06](/listings/photos/159605651/1250367) - Picture No. 06
- ![Picture No. 01](/listings/photos/159605651/1250368) - Picture No. 01
- ![Picture No. 02](/listings/photos/159605651/1250369) - Picture No. 02
- ![Picture No. 08](/listings/photos/159605651/1250370) - Picture No. 08
- ![Picture No. 10](/listings/photos/159605651/1250371) - Picture No. 10
- ![Picture No. 12](/listings/photos/159605651/1250372) - Picture No. 12
- ![Picture No. 11](/listings/photos/159605651/1250373) - Picture No. 11

## Floorplans

- ![Floorplan](/listings/photos/159605651/1250374) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CARRONADE COURT 145 EDEN GROVE, LONDON, ISLINGTON, GREATER LONDON, N7 8GP | £650,000 | 17/10/2025 | Flat |
| CARRONADE COURT 145 EDEN GROVE, LONDON, ISLINGTON, GREATER LONDON, N7 8GP | £390,000 | 11/12/2006 | 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 |
|---------|-------|------|------|
| RADFORD HOUSE FLAT 49 GEORGES ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 8HA | £420,000 | 20/12/2023 | Flat |
| BUCKLER COURT FLAT 114 EDEN GROVE, LONDON, ISLINGTON, GREATER LONDON, N7 8GQ | £395,000 | 07/11/2023 | Flat |
| 141 BUCKLER COURT, LONDON, ISLINGTON, GREATER LONDON, N7 8GQ | £415,000 | 16/08/2023 | Flat |
| 17 HEDDINGTON GROVE, LONDON, ISLINGTON, GREATER LONDON, N7 9SY | £343,000 | 31/05/2023 | Flat |
| RADFORD HOUSE FLAT 1 GEORGES ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 8HA | £612,500 | 25/05/2023 | Flat |
| 9 HEDDINGTON GROVE, LONDON, ISLINGTON, GREATER LONDON, N7 9SY | £380,000 | 27/04/2023 | Flat |
| 137 PAPWORTH GARDENS, LONDON, ISLINGTON, GREATER LONDON, N7 8QP | £405,000 | 30/03/2023 | Flat |
| ST. JAMES SCHOOL FLAT 5 GEORGES ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 8HD | £875,000 | 20/12/2022 | Flat |
| RADFORD HOUSE FLAT 18 GEORGES ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 8HA | £450,000 | 02/11/2022 | Flat |
| 32 ADAMS PLACE, LONDON, ISLINGTON, GREATER LONDON, N7 8QH | £216,000 | 30/09/2022 | Flat |
| ST. JAMES SCHOOL FLAT 8 GEORGES ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 8HD | £445,000 | 06/04/2022 | Flat |
| 40 ADAMS PLACE, LONDON, ISLINGTON, GREATER LONDON, N7 8QH | £423,500 | 28/01/2022 | Flat |
| 44 HEDDINGTON GROVE, LONDON, ISLINGTON, GREATER LONDON, N7 9SY | £318,000 | 04/11/2021 | Flat |
| 51 HEDDINGTON GROVE, LONDON, ISLINGTON, GREATER LONDON, N7 9SY | £157,500 | 08/10/2021 | Flat |
| 13 HEDDINGTON GROVE, LONDON, ISLINGTON, GREATER LONDON, N7 9SY | £375,000 | 08/10/2021 | Flat |
| MOUNT CARMEL COURT, 20 FLAT 4 EDEN GROVE, LONDON, ISLINGTON, GREATER LONDON, N7 8EQ | £453,000 | 24/09/2021 | Flat |
| CULVERIN COURT, 2 FLAT 18 HORNSEY STREET, LONDON, ISLINGTON, GREATER LONDON, N7 8HE | £400,000 | 22/09/2021 | Flat |

**Area average:** £416,676 (17 sales)

## Price vs local average

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

- **Local average:** £526,418 (79 Flat, N7, 2024–2026)
- **Deviation:** +28.2%

## Rental Range

*ONS Price Index of Private Rents (Islington). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £2,545/mo
- **Realistic:** £2,828/mo
- **Optimistic:** £3,111/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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, Hillmarton Road, N7 | £2,600/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, Holloway Road, N7 | £2,550/mo | 2 | 0.33 miles | OpenRent |

**Average rent: £2,575/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £321,875
- **Target investor price (1%):** £257,500

*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 £2,575/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.8×
- **Monthly cashflow:** £-366/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.2%

*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:** -5.3%
- **10y growth:** 0.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -6.1%
- **5y growth (index):** -2.8%
- **10y growth (index):** 1%

## 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)