# 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

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

## 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 | £3,000/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Westbourne Road, N7 | £8,000/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Jacksons Rd, N7 | £2,400/mo | 2 | 0.37 miles | OpenRent |

**Average rent: £4,467/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 18.8×
- **Monthly cashflow:** £17/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.1%

*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)