For sale Flat

Beresford Road

London, N5, N5 2HR

1 beds 1 baths Listed 13 May 2026 (-81d)

£499,500

Save
Picture No. 06

Picture No. 06 Picture No. 12 Picture No. 09 Picture No. 14 Picture No. 04 Picture No. 08 Picture No. 13 Picture No. 11 Picture No. 05 Picture No. 10 Picture No. 03 Picture No. 07

/ 12

Property details

Tenure

LEASEHOLD (100 years remaining on lease)

Council tax band

D

Last sold

£1,270,000

Local average

£712,497 (-29.9%)

Deprivation

Decile 3 (9,968 of 33,755)

Street crime

1792 incidents within 1 mile (May 2026)

Additional details

Electricity
Mains supply
Water
Mains supply
Sewerage
Mains supply
Heating
Gas central
Parking
On street, Permit, Residents

Description

A sensational, one double bedroom period conversion stretching across the first floor of this handsome Victorian house in Highbury, N5. Laterally set with a north to south facing aspect, the property allows for an abundance of natural light to pour in, whilst benefitting from 3 large sash windows. The star of the show is the gorgeous, open plan living room/kitchen, which is the perfect spot for entertaining. Spanning the full width of the building, there is ample space for relaxing, dining and cooking in one big space. The double bedroom is located at the rear of the building, which is incredibly peaceful and views across neighbouring gardens. The property is completed with a family sized bathroom, access to a shared room on the half landing of the building, and a communal garden.

Newington Green has become a real hotspot for amazing and unique restaurants such as Jolene and Perilla. Beresford Road is perfectly located with local shops and cafes including Oeno Maris Fishmonger, Stella’s Butcher, Newington Greengrocer and Lot 103 cafe. Upper Street is a short distance away and provides a selection of boutique shops, and bars as well as theatres and a vibrant nightlife. The green space of Clissold Park is close by and transport across London is made easy with over ground links at Canonbury station (4 minute walk), Highbury & Islington (15 minute walk), and Kings Cross St Pancras (in 22 minutes). Numerous bus routes are found nearby making access across London easy and international transport is facilitated from St Pancras.

*Any associated charges including, but not limited to, service charge, ground rent and sinking funds outlined in the marketing material is an approximation calculated using information provided by and described by the client at the time of instruction. The actual cost may be subject to change and therefore we recommend all interested parties carry out their own enquiries.*

Listed by

Highbury Park

Winkworth

Reference: 88403868

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

Price history

Event Date Price % change
Listed for sale — £499,500 —

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
HILLFIELD HOUSE FLAT 18 GROSVENOR AVENUE, LONDON, ISLINGTON, GREATER LONDON, N5 2NS £733,767 22/12/2025 Flat
56C FERNTOWER ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2JH £748,000 30/06/2025 Flat
11 FIRST AND SECOND FLOOR FLAT PETHERTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2QX £810,000 05/12/2023 Flat
34B BERESFORD ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HZ £761,000 04/12/2023 Flat
22C GROSVENOR AVENUE, LONDON, ISLINGTON, GREATER LONDON, N5 2NR £430,000 17/11/2023 Flat
Same street 55 FLAT B BERESFORD ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HR £425,000 15/09/2023 Flat
67 FIRST FLOOR FLAT NEWINGTON GREEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N1 4QU £375,000 31/07/2023 Flat
26 FLAT C BERESFORD ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HZ £750,000 01/06/2023 Flat
25 GROUND FLOOR FLAT PETHERTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2QX £937,500 31/03/2023 Flat
30B - 30E PETHERTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2RE £600,000 19/12/2022 Flat
119 FLAT A NEWINGTON GREEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N1 4QY £300,000 08/12/2022 Flat
50 FLAT B GROSVENOR AVENUE, LONDON, ISLINGTON, GREATER LONDON, N5 2NR £480,000 22/11/2022 Flat
19 FLAT D BERESFORD ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HS £920,000 22/11/2022 Flat
18 SECOND FLOOR FLAT PETHERTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2RD £735,000 11/11/2022 Flat
PONDFIELD HOUSE FLAT 16 HIGHBURY ESTATE, LONDON, ISLINGTON, GREATER LONDON, N5 2RB £470,000 16/09/2022 Flat
21C PYRLAND ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2JB £476,353 02/09/2022 Flat
27A FERNTOWER ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2JE £1,037,000 02/09/2022 Flat
52A GROSVENOR AVENUE, LONDON, ISLINGTON, GREATER LONDON, N5 2NR £635,000 22/08/2022 Flat
39 SECOND FLOOR FLAT BERESFORD ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HS £835,000 22/08/2022 Flat
25 SECOND FLOOR FLAT PETHERTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2QX £762,500 22/08/2022 Flat
82 FLAT 3 HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2DJ £975,000 22/08/2022 Flat
Same street 53 FLAT C BERESFORD ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HR £775,000 05/08/2022 Flat

Street average: £600,000 (2 sales)

Area average: £688,556 (20 sales)

Capital growth trend

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

5y growth 55.2%
10y growth 5.5%

House Price Index (HM Land Registry — official index, not sold-price averages): Islington. Series: Flats and maisonettes. As of April 2026.

1y (index) -6.1%
5y (index) -2.8%
10y (index) 1%

Rental Range

Estimated market rent for Islington. Low = conservative, Realistic = average, Optimistic = best case.

Low £2,559/mo
Realistic £2,843/mo
Optimistic £3,127/mo

Based on Local Authority from postcode lookup → Islington.

LHA (30th percentile) floor for Cambridge: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N5 2HR

Address

3 Beresford Road

Nearby

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

Type Name Distance
Bus stop Beresford Road 0.1 miles
Shop Stella's 0.1 miles
Shop Buzz Hair Therapy 0.1 miles
Train station Canonbury 0.2 miles
Train station Dalston Kingsland 0.6 miles
Hospital Moorfields at Hoxton 1.1 miles
University University of Wales Trinity Saint David London 1.1 miles
University Paris Dauphine University - London Campus 1.5 miles
Hospital Medlabs Diagnostics 2.2 miles

Street-level crime

Category Count
Anti-social behaviour 425
Violence and sexual offences 401
Theft from the person 255
Shoplifting 151
Other theft 132
Public order 105
Vehicle crime 75
Robbery 65
Drugs 53
Bicycle theft 50
Burglary 48
Other crime 14
Possession of weapons 11
Criminal damage and arson 7
Total incidents 1792

Within 1 mile during May 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
St Paul's Steiner School Other 0.2 miles Good — 7 May 2019
Newington Green Primary School Primary 0.3 miles Outstanding — 11 Sep 2024
Highbury Quadrant Primary School Primary 0.3 miles Requires improvement — 17 Sep 2023
City of London Academy Highbury Grove Secondary 0.4 miles Good — 20 Jun 2022
Samuel Rhodes MLD School Other 0.4 miles Outstanding — 25 Apr 2017

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, Newington Green Road, N1 £1,850/mo 1 0.16 miles OpenRent
Studio Flat, Mildmay Avenue, N1 £1,600/mo 1 0.25 miles OpenRent
1 Bed Flat, Tudor Court, N1 £1,900/mo 1 0.42 miles OpenRent

Average rent: £1,783/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.37%
Max investor price (0.8%) £231,250
Target investor price (1%) £185,000
Gross yield 4.4%
Cost-to-rent ratio 22.5×
Monthly cashflow £-327/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -2.7%
  • 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).