For sale Flat

FLAT 7

CITADEL COURT, 1 - 9, RONALDS ROAD, LONDON, GREATER LONDON N5 1XH

2 beds 1 baths Listed 26 May 2026 (-91d)

£675,000

Reduced on 8 Jul 2026 · Was £725,000

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# 2 bedroom flat for sale (N5 1XH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 7, CITADEL COURT, 1 - 9, RONALDS ROAD, LONDON, GREATER LONDON N5 1XH |
| Price | £675,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £435,000 Nov 2012 |

## Description

Citadel Court is positioned on Ronalds Road, a quiet tree-lined street in the heart of Highbury. Ideally located between the open green spaces of Highbury Fields and the excellent transport links of Highbury & Islington Station (Victoria Line and Overground), the property is also within easy reach of Drayton Park Station, providing convenient access into The City. The vibrant amenities of Upper Street, with its wide selection of bars, restaurants, cafés and shops, are just a short walk away.

**Tenure:** Share Of Freehold **Lease Years Remaining:** 96

**Service Charge:** £1,500

**Annual Ground Rent:** £200

**Council Tax Band:** D

## Property Photos

- ![Photo](/listings/photos/88948089/964670)
- ![Photo](/listings/photos/88948089/964671)
- ![Photo](/listings/photos/88948089/964672)
- ![Photo](/listings/photos/88948089/964673)
- ![Photo](/listings/photos/88948089/964674)

## Floorplans

- ![Floorplan 1](/listings/photos/88948089/964675) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/88948089/964676) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CITADEL COURT, 1 - 9 FLAT 7 RONALDS ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1XH | £435,000 | 02/11/2012 | 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 |
|---------|-------|------|------|
| 10 FLAT 7 DRAYTON PARK, LONDON, ISLINGTON, GREATER LONDON, N5 1NU | £812,500 | 05/12/2025 | Flat |
| 21 BASEMENT FLAT WITHERINGTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PN | £992,500 | 28/11/2025 | Flat |
| LANESBOROUGH COURT, 1 FLAT 11 CHILLINGWORTH ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 8QQ | £580,000 | 24/06/2025 | Flat |
| 48C RONALDS ROAD, ISLINGTON, LONDON, GREATER LONDON, N5 1XG | £940,000 | 20/12/2024 | Flat |
| 34C WITHERINGTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PP | £375,000 | 18/12/2023 | Flat |
| [Same street] 2A APARTMENT 2 RONALDS ROAD, ISLINGTON, LONDON, GREATER LONDON, N5 1XH | £1,080,000 | 30/11/2023 | Flat |
| 1 FLAT 6 BENWELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 7AY | £505,000 | 23/11/2023 | Flat |
| 26C WITHERINGTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PP | £480,000 | 18/10/2023 | Flat |
| 52B MELGUND ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PT | £570,000 | 04/09/2023 | Flat |
| TRANMERE HOUSE FLAT 3 MORGAN ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 8NB | £545,000 | 04/09/2023 | Flat |
| 46 FLAT 3 MELGUND ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PT | £625,000 | 27/04/2023 | Flat |
| ST JAMES HOUSE, 28 FLAT 1 DRAYTON PARK, LONDON, ISLINGTON, GREATER LONDON, N5 1PD | £640,000 | 30/11/2022 | Flat |
| 7 TINNISWOOD CLOSE, LONDON, ISLINGTON, GREATER LONDON, N5 1XS | £454,500 | 01/11/2022 | Flat |
| ST JAMES HOUSE, 28 FLAT 9 DRAYTON PARK, LONDON, ISLINGTON, GREATER LONDON, N5 1PD | £600,000 | 14/10/2022 | Flat |
| MANNING HOUSE FLAT 1 FIELDWAY CRESCENT, LONDON, ISLINGTON, GREATER LONDON, N5 1PZ | £647,000 | 26/09/2022 | Flat |
| 8 RINGCROFT STREET, LONDON, ISLINGTON, GREATER LONDON, N7 8ND | £618,750 | 12/08/2022 | Flat |
| 1 FLAT 8 BENWELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 7AY | £535,000 | 02/08/2022 | Flat |
| 60 - 62 FLAT 6 HOLLOWAY ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 8JL | £340,000 | 28/07/2022 | Flat |
| 53C WITHERINGTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PN | £765,000 | 11/07/2022 | Flat |
| 63 FLAT A RONALDS ROAD, ISLINGTON, LONDON, GREATER LONDON, N5 1XF | £598,500 | 07/07/2022 | Flat |
| 3 TINNISWOOD CLOSE, LONDON, ISLINGTON, GREATER LONDON, N5 1XS | £350,000 | 06/07/2022 | Flat |
| [Same street] 2A APARTMENT 2 RONALDS ROAD, ISLINGTON, LONDON, GREATER LONDON, N5 1XH | £810,000 | 18/02/2022 | Flat |

**Street average:** £945,000 (2 sales)
**Area average:** £598,688 (20 sales)

## Price vs local average

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

- **Local average:** £705,252 (49 Flat, N5, 2024–2026)
- **Deviation:** -4.3%

## 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):** £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, Queensland Road, N7 | £3,100/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Westbourne Road, N7 | £8,000/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Heddington Grove, N7 | £2,000/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Jacksons Rd, N7 | £2,400/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Jackson Road, N7 | £3,000/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Flat, Islington, N7 | £2,500/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Flat, Dunford Road, N7 | £2,500/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Flat, Caledonian Road, N7 | £1,850/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed Flat, Drayton Park, N5 | £2,500/mo | 2 | 0.47 miles | OpenRent |

**Average rent: £3,094/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.5×
- **Monthly cashflow:** £-433/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.7%

*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:** 17.6%
- **10y growth:** 4.3%

## 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)

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Property details

Tenure

SHARE_OF_FREEHOLD

Last sold

£435,000 Nov 2012

Local average

£705,252 (-4.3%)

Deprivation

Decile 5 (16,765 of 33,755)

Street crime

1769 incidents within 1 mile (Jun 2026)

Key features

Two Bedrooms
First Floor
Lateral Apartment
Share of Freehold
Chain Free

Description

Found in a prime Highbury location, this substantial two bedroom home is set within a period flat development moments from Highbury Fields. There is a large living/dining room which leads onto a semi-open plan kitchen, two double bedrooms, one bathroom, and a large storage cupboard. The property is being sold chain free and with a share of the freehold.

Citadel Court is positioned on Ronalds Road, a quiet tree-lined street in the heart of Highbury. Ideally located between the open green spaces of Highbury Fields and the excellent transport links of Highbury & Islington Station (Victoria Line and Overground), the property is also within easy reach of Drayton Park Station, providing convenient access into The City. The vibrant amenities of Upper Street, with its wide selection of bars, restaurants, cafés and shops, are just a short walk away.

Tenure: Share Of Freehold Lease Years Remaining: 96
Service Charge: £1,500
Annual Ground Rent: £200
Council Tax Band: D

Listed by

Islington

Dexters

Reference: 88948089

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~308 m² (0.08 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Listed for sale	—	£675,000	+55.2%
Sold	02/11/2012 (13 years ago)	£435,000	—

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
10 FLAT 7 DRAYTON PARK, LONDON, ISLINGTON, GREATER LONDON, N5 1NU	£812,500	05/12/2025	Flat
21 BASEMENT FLAT WITHERINGTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PN	£992,500	28/11/2025	Flat
LANESBOROUGH COURT, 1 FLAT 11 CHILLINGWORTH ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 8QQ	£580,000	24/06/2025	Flat
48C RONALDS ROAD, ISLINGTON, LONDON, GREATER LONDON, N5 1XG	£940,000	20/12/2024	Flat
34C WITHERINGTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PP	£375,000	18/12/2023	Flat
Same street 2A APARTMENT 2 RONALDS ROAD, ISLINGTON, LONDON, GREATER LONDON, N5 1XH	£1,080,000	30/11/2023	Flat
1 FLAT 6 BENWELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 7AY	£505,000	23/11/2023	Flat
26C WITHERINGTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PP	£480,000	18/10/2023	Flat
52B MELGUND ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PT	£570,000	04/09/2023	Flat
TRANMERE HOUSE FLAT 3 MORGAN ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 8NB	£545,000	04/09/2023	Flat
46 FLAT 3 MELGUND ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PT	£625,000	27/04/2023	Flat
ST JAMES HOUSE, 28 FLAT 1 DRAYTON PARK, LONDON, ISLINGTON, GREATER LONDON, N5 1PD	£640,000	30/11/2022	Flat
7 TINNISWOOD CLOSE, LONDON, ISLINGTON, GREATER LONDON, N5 1XS	£454,500	01/11/2022	Flat
ST JAMES HOUSE, 28 FLAT 9 DRAYTON PARK, LONDON, ISLINGTON, GREATER LONDON, N5 1PD	£600,000	14/10/2022	Flat
MANNING HOUSE FLAT 1 FIELDWAY CRESCENT, LONDON, ISLINGTON, GREATER LONDON, N5 1PZ	£647,000	26/09/2022	Flat
8 RINGCROFT STREET, LONDON, ISLINGTON, GREATER LONDON, N7 8ND	£618,750	12/08/2022	Flat
1 FLAT 8 BENWELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 7AY	£535,000	02/08/2022	Flat
60 - 62 FLAT 6 HOLLOWAY ROAD, LONDON, ISLINGTON, GREATER LONDON, N7 8JL	£340,000	28/07/2022	Flat
53C WITHERINGTON ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1PN	£765,000	11/07/2022	Flat
63 FLAT A RONALDS ROAD, ISLINGTON, LONDON, GREATER LONDON, N5 1XF	£598,500	07/07/2022	Flat
3 TINNISWOOD CLOSE, LONDON, ISLINGTON, GREATER LONDON, N5 1XS	£350,000	06/07/2022	Flat
Same street 2A APARTMENT 2 RONALDS ROAD, ISLINGTON, LONDON, GREATER LONDON, N5 1XH	£810,000	18/02/2022	Flat

Street average: £945,000 (2 sales)

Area average: £598,688 (20 sales)

Capital growth trend

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

5y growth 17.6%

10y growth 4.3%

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

1y (index) -7%

5y (index) -0.1%

10y (index) 0.8%

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: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N5 1XH

Address

100 Holloway Road

Nearby

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

Type	Name	Distance
Shop	Hing Yip Oriental Supermarket	0.0 miles
Shop	Provisions	0.0 miles
Bus stop	Liverpool Road	0.1 miles
Bus stop	St Mary Magdalene Church	0.1 miles
Train station	Drayton Park	0.2 miles
Train station	Holloway Road	0.3 miles
University	Paris Dauphine University - London Campus	1.3 miles
University	University of Wales Trinity Saint David London	1.3 miles
Hospital	Moorfields at Hoxton	1.3 miles
Hospital	Medlabs Diagnostics	2.0 miles

Street-level crime

Category	Count
Violence and sexual offences	458
Anti-social behaviour	360
Theft from the person	175
Shoplifting	172
Other theft	146
Public order	114
Robbery	80
Drugs	70
Vehicle crime	67
Burglary	64
Bicycle theft	40
Possession of weapons	10
Other crime	9
Criminal damage and arson	4
Total incidents	1769

Within 1 mile during Jun 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
London Metropolitan University	Other	0.2 miles	— (No rating)
The Courtyard Islington	Other	0.2 miles	Good — 7 Jun 2017
Drayton Park Primary School	Primary	0.2 miles	Good — 1 Jun 2016
St Mary Magdalene Academy	Other	0.2 miles	Outstanding — 18 Sep 2023
Sacred Heart Catholic Primary School	Primary	0.2 miles	Good — 19 Apr 2013

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, Queensland Road, N7	£3,100/mo	2	0.24 miles	OpenRent
2 Bed Flat, Westbourne Road, N7	£8,000/mo	2	0.29 miles	OpenRent
2 Bed Flat, Heddington Grove, N7	£2,000/mo	2	0.34 miles	OpenRent
2 Bed Flat, Jacksons Rd, N7	£2,400/mo	2	0.37 miles	OpenRent
2 Bed Flat, Jackson Road, N7	£3,000/mo	2	0.39 miles	OpenRent
2 Bed Flat, Islington, N7	£2,500/mo	2	0.39 miles	OpenRent
2 Bed Flat, Dunford Road, N7	£2,500/mo	2	0.4 miles	OpenRent
2 Bed Flat, Caledonian Road, N7	£1,850/mo	2	0.43 miles	OpenRent
2 Bed Flat, Drayton Park, N5	£2,500/mo	2	0.47 miles	OpenRent

Average rent: £3,094/mo (9 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.37%

Max investor price (0.8%) £312,500

Target investor price (1%) £250,000

Gross yield 4.4%

Cost-to-rent ratio 22.5×

Monthly cashflow £-433/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).