# 1 bedroom apartment for sale (N5 2HR)

## Property Details

| Key | Value |
|-----|-------|
| Address | Beresford Road, London, N5, N5 2HR |
| Price | £499,500 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £1,270,000 |

## 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.*

## Property Photos

- ![Picture No. 06](/listings/photos/88403868/1642079) - Picture No. 06
- ![Picture No. 12](/listings/photos/88403868/1642080) - Picture No. 12
- ![Picture No. 09](/listings/photos/88403868/1642081) - Picture No. 09
- ![Picture No. 14](/listings/photos/88403868/1642082) - Picture No. 14
- ![Picture No. 04](/listings/photos/88403868/1642083) - Picture No. 04
- ![Picture No. 08](/listings/photos/88403868/1642085) - Picture No. 08
- ![Picture No. 13](/listings/photos/88403868/1642093) - Picture No. 13
- ![Picture No. 11](/listings/photos/88403868/1642094) - Picture No. 11
- ![Picture No. 05](/listings/photos/88403868/1642095) - Picture No. 05
- ![Picture No. 10](/listings/photos/88403868/1642096) - Picture No. 10
- ![Picture No. 03](/listings/photos/88403868/1642097) - Picture No. 03
- ![Picture No. 07](/listings/photos/88403868/1642098) - Picture No. 07

## Floorplans

- ![Floorplan](/listings/photos/88403868/1642099) - Floorplan

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| 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 |
| 19 FLAT D BERESFORD ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 2HS | £920,000 | 22/11/2022 | Flat |
| 50 FLAT B GROSVENOR AVENUE, LONDON, ISLINGTON, GREATER LONDON, N5 2NR | £480,000 | 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 |
| 82 FLAT 3 HIGHBURY NEW PARK, LONDON, ISLINGTON, GREATER LONDON, N5 2DJ | £975,000 | 22/08/2022 | 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 |
| [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)

## Price vs local average

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

- **Local average:** £712,497 (51 Flat, N5, 2024–2026)
- **Deviation:** -29.9%

## Rental Range

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

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

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £898/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, 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: £1,750/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*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 £1,750/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 23.8×
- **Monthly cashflow:** £-417/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.5%

*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).*

## Capital growth trend

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

- **5y growth:** 55.2%
- **10y growth:** 5.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -7%
- **5y growth (index):** -0.1%
- **10y growth (index):** 0.8%

## 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)