Let Flat

Flat A

10, ABERDEEN ROAD, LONDON, GREATER LONDON N5 2UH

2 beds 2 baths 786 sq ft Listed 12 Oct 2021 (-1707d)

£2,383 pcm

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# 2 bedroom flat for rent (N5 2UH)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT A, 10, ABERDEEN ROAD, LONDON, GREATER LONDON N5 2UH |
| Price | £2,383 pcm |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: before 1900 |
| Floor area | 73 m² |
| Last sold | £420,000 Feb 2017 |

## Description

A charming refurbished 2 bedroom garden flat with accommodation arranged across the lower ground floor of this elegant bay fronted, Victorian mid terraced house. The property benefits from its own private entrance and private garden. Accommodation comprises open-plan kitchen/ reception room, bathroom, 2 bedrooms and a study (which is currently being used as a small bedroom). Aberdeen Road is a quiet tree lined residential turning off Highbury Grange, running North from  it's origin at Aberdeen Park. Situated right in the very heart of Highbury, it has superb access to the focal point of the community at Highbury Barn with shops including Godfreys Butchers, La Fromagerie, Da'Mario Italian Delicatessen and a fishmongers. The greenery and amenities of Highbury Fields can be found on the walk to Highbury & Islington Station (National Rail, Overground and Victoria Line) with further transport at Arsenal (Piccadilly Line), Drayton Park (National Rail to Moorgate) and Canonbury (Overground towards Canary Wharf). Further greenery and amenities can be found at the nearby Clissold Park.

Quick Viewing Highly Recommended

## Property Photos

- ![Picture No. 01](/listings/photos/114717395/372945) - Picture No. 01

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/114717395/372948) - EPC Rating Graph

## Rental Range

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

- **Low:** £2,530/mo
- **Realistic:** £2,811/mo
- **Optimistic:** £3,092/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, Avenell Road, N5 | £3,240/mo | 2 | 0.48 miles | OpenRent |

**Average rent: £3,240/mo (1 listing)**

## Rent-driven metrics

*Based on OpenRent comparables (median £3,240/mo).*

- **Gross yield:** 1631.6%
- **Monthly cashflow:** £2,882/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5003.7%

*Gross yield = annual rent as % of price (no costs). 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).*

## Price per Square Metre

- **£/m²:** £33/m²

## 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)

Picture No. 01

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Property details

Floor area

73 m²

Year built

England and Wales: before 1900

Deprivation

Decile 5 (15,558 of 33,755)

Street crime

1614 incidents within 1 mile (Apr 2026)

Key features

Newly Refurbished
Two Bedroom Apartment
Private Garden
Great Location

Additional details

Garden: Yes

Description

A charming refurbished 2 bedroom garden flat with accommodation arranged across the lower ground floor of this elegant bay fronted, Victorian mid terraced house. The property benefits from its own private entrance and private garden. Accommodation comprises open-plan kitchen/ reception room, bathroom, 2 bedrooms and a study (which is currently being used as a small bedroom). Aberdeen Road is a quiet tree lined residential turning off Highbury Grange, running North from it's origin at Aberdeen Park. Situated right in the very heart of Highbury, it has superb access to the focal point of the community at Highbury Barn with shops including Godfreys Butchers, La Fromagerie, Da'Mario Italian Delicatessen and a fishmongers. The greenery and amenities of Highbury Fields can be found on the walk to Highbury & Islington Station (National Rail, Overground and Victoria Line) with further transport at Arsenal (Piccadilly Line), Drayton Park (National Rail to Moorgate) and Canonbury (Overground towards Canary Wharf). Further greenery and amenities can be found at the nearby Clissold Park.

Quick Viewing Highly Recommended

Listed by

Islington

Campions - Chestertons

Reference: 114717395

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
10a, Aberdeen Road, LONDON	66	78	58 m²	England and Wales: before 1900	Flat
18A Aberdeen Road, LONDON	69	80	91 m²	England and Wales: 1900-1929	Flat
20c Aberdeen Road, LONDON	56	76	71 m²	England and Wales: 1900-1929	Flat
24b Aberdeen Road, LONDON	74	80	45 m²	England and Wales: 1900-1929	Flat
26a Aberdeen Road, LONDON	70	80	79 m²	England and Wales: before 1900	Flat
2c Abeerdeen Road, LONDON	73	79	72 m²	England and Wales: before 1900	Flat
34, Aberdeen Road, LONDON	53	68	47 m²	England and Wales: before 1900	Flat
34, Aberdeen Road, LONDON	57	66	47 m²	England and Wales: before 1900	Flat
34, Aberdeen Road, LONDON	51	68	47 m²	England and Wales: before 1900	Flat
34, Aberdeen Road, LONDON	72	75	39 m²	England and Wales: before 1900	Flat
34, Aberdeen Road, LONDON	73	80	53 m²	England and Wales: before 1900	Flat
4a, Aberdeen Road, LONDON	63	76	80 m²	England and Wales: before 1900	Flat
4a, Aberdeen Road, LONDON	60	79	103 m²	England and Wales: 1930-1949	Flat
4b Aberdeen Road, LONDON	64	78	33 m²	England and Wales: 1900-1929	Flat
4c Aberdeen Road, LONDON	56	79	42 m²	England and Wales: before 1900	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC Rating Graph

Rental Range

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

Low £2,530/mo

Realistic £2,811/mo

Optimistic £3,092/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 2UH

Address

Aberdeen Road

Nearby

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

Type	Name	Distance
Bus stop	Balfour Road / Lexfield House	0.1 miles
Bus stop	Balfour Road / Athenaeum Court	0.1 miles
Shop	Da Mario	0.1 miles
Shop	La Fromagerie	0.1 miles
Train station	Canonbury	0.4 miles
Train station	Drayton Park	0.5 miles
Hospital	Moorfields at Hoxton	1.4 miles
University	University of Wales Trinity Saint David London	1.4 miles
University	Paris Dauphine University - London Campus	1.6 miles
Hospital	Medlabs Diagnostics	2.4 miles

Street-level crime

Category	Count
Anti-social behaviour	362
Violence and sexual offences	348
Theft from the person	184
Public order	115
Shoplifting	109
Other theft	104
Drugs	77
Burglary	75
Criminal damage and arson	64
Robbery	55
Vehicle crime	52
Bicycle theft	41
Other crime	20
Possession of weapons	8
Total incidents	1614

Within 1 mile during Apr 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
Highbury Quadrant Primary School	Primary	0.1 miles	Requires improvement — 17 Sep 2023
The London Screen Academy	Other	0.2 miles	— (No rating)
St Joan of Arc RC Primary School	Primary	0.2 miles	Good — 1 Sep 2014
Highbury Fields School	Secondary	0.3 miles	Outstanding — 10 Nov 2016
City of London Academy Highbury Grove	Secondary	0.3 miles	Good — 20 Jun 2022

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, Avenell Road, N5	£3,240/mo	2	0.48 miles	OpenRent

Average rent: £3,240/mo (1 listing)

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