Sold STC Flat

69A

AVENELL ROAD, LONDON, GREATER LONDON N5 1BT

2 beds 818 sq ft Listed 8 May 2017 (-3373d)

£650,000

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# 2 bedroom flat for sale (N5 1BT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 69A, AVENELL ROAD, LONDON, GREATER LONDON N5 1BT |
| Price | £650,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: before 1900 |
| Floor area | 76 m² |
| Last sold | £285,000 Mar 2011 |

## Description

A delightful two bedroom garden flat located opposite the old Highbury Stadium.

Blessed with plenty of natural light the flat has been extended to provide generous living space. The rear garden has been laid with artificial turf and would provide excellent entertaining space in the summer months.

The flat is a short walk to the Piccadilly Line at Arsenal station.

## Property Photos

- ![Picture No. 11](/listings/photos/66223769/1654970) - Picture No. 11
- ![Picture No. 05](/listings/photos/66223769/1654972) - Picture No. 05
- ![Picture No. 13](/listings/photos/66223769/1654973) - Picture No. 13
- ![Picture No. 08](/listings/photos/66223769/1654975) - Picture No. 08
- ![Picture No. 02](/listings/photos/66223769/1654976) - Picture No. 02
- ![Picture No. 09](/listings/photos/66223769/1654978) - Picture No. 09
- ![Picture No. 07](/listings/photos/66223769/1654980) - Picture No. 07
- ![Picture No. 12](/listings/photos/66223769/1654982) - Picture No. 12
- ![Picture No. 10](/listings/photos/66223769/1654984) - Picture No. 10
- ![Picture No. 03](/listings/photos/66223769/1654985) - Picture No. 03
- ![Picture No. 04](/listings/photos/66223769/1654988) - Picture No. 04

## Floorplans

- ![Floorplan](/listings/photos/66223769/1654992) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/66223769/1654994) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 69A AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BT | £285,000 | 31/03/2011 | 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 |
|---------|-------|------|------|
| NORTHSTAND APARTMENTS 78 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FL | £500,000 | 19/01/2026 | Flat |
| HERBERT CHAPMAN COURT FLAT 4 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BP | £578,000 | 06/01/2026 | Flat |
| SOUTHSTAND APARTMENTS 180 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FD | £695,000 | 31/10/2025 | Flat |
| SOUTHSTAND APARTMENTS 184 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FD | £710,000 | 29/08/2025 | Flat |
| NORTHSTAND APARTMENTS 132 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FL | £740,000 | 23/07/2025 | Flat |
| 51 FIRST FLOOR FLAT ELWOOD STREET, LONDON, ISLINGTON, GREATER LONDON, N5 1EB | £510,500 | 20/12/2024 | Flat |
| TWYFORD HOUSE FLAT 35 ELWOOD STREET, LONDON, ISLINGTON, GREATER LONDON, N5 1EJ | £430,000 | 12/12/2023 | Flat |
| HERBERT CHAPMAN COURT FLAT 9 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BP | £475,000 | 23/11/2023 | Flat |
| 45 GROUND AND FIRST FLOOR FLAT ELWOOD STREET, LONDON, ISLINGTON, GREATER LONDON, N5 1EB | £625,000 | 17/11/2023 | Flat |
| AVENELL MANSIONS FLAT 8 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BN | £525,000 | 26/10/2023 | Flat |
| WESTSTAND APARTMENTS 4 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FG | £630,000 | 24/10/2023 | Flat |
| EASTSTAND APARTMENTS 91 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FF | £675,000 | 20/10/2023 | Flat |
| NORTHSTAND APARTMENTS 49 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FJ | £750,000 | 28/08/2023 | Flat |
| NORTHSTAND APARTMENTS 182 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FN | £475,000 | 01/08/2023 | Flat |
| NORTHSTAND APARTMENTS 25 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FJ | £729,000 | 25/07/2023 | Flat |
| WESTSTAND APARTMENTS 57 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FG | £700,000 | 27/06/2023 | Flat |
| EASTSTAND APARTMENTS 65 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FF | £645,000 | 16/12/2022 | Flat |
| [Same street] 69 FLAT A AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BT | £890,000 | 13/12/2022 | Flat |
| 35 FLAT C AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1DN | £650,000 | 26/10/2022 | Flat |
| AUBERT COURT FLAT 87 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BL | £450,000 | 20/09/2022 | Flat |
| 7A GILLESPIE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1LH | £1,215,000 | 01/09/2022 | Flat |
| [Same street] 73B - 73C AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BT | £487,500 | 22/12/2021 | Flat |

**Street average:** £688,750 (2 sales)
**Area average:** £635,375 (20 sales)

## Price vs local average

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

- **Local average:** £712,497 (51 Flat, N5, 2024–2026)
- **Deviation:** -8.8%

## 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, Avenell Road, N5 | £3,240/mo | 2 | 0.08 miles | OpenRent |
| 2 Bed Terraced House, Parkside Crescent, N7 | £2,200/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Flat, Finsbury Park Road, N4 | £2,750/mo | 2 | 0.36 miles | OpenRent |
| 2 Bed Flat, Islington, N7 | £2,500/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Flat, Bedford Court, N16 | £2,850/mo | 2 | 0.48 miles | OpenRent |

**Average rent: £2,708/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £343,750
- **Target investor price (1%):** £275,000

*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 £2,750/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.7×
- **Monthly cashflow:** £-110/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.7%

*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).*

## Price per Square Metre

- **£/m²:** £8,553/m²

## 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 April 2026.*

- **1y growth (index):** -6.1%
- **5y growth (index):** -2.8%
- **10y growth (index):** 1%

## 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

LEASEHOLD

Floor area

76 m²

Year built

England and Wales: before 1900

Last sold

£285,000 Mar 2011

Price per m²

£8,553/m²

Local average

£712,497 (-8.8%)

Deprivation

Decile 5 (13,728 of 33,755)

Street crime

1988 incidents within 1 mile (May 2026)

Additional details

Garden: Yes

Description

A delightful two bedroom garden flat located opposite the old Highbury Stadium.
Blessed with plenty of natural light the flat has been extended to provide generous living space. The rear garden has been laid with artificial turf and would provide excellent entertaining space in the summer months.
The flat is a short walk to the Piccadilly Line at Arsenal station.

Listed by

Islington

Countrywide Hamptons Sales - Connells

Reference: 66223769

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	31/03/2011 (15 years ago)	£285,000	—

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
NORTHSTAND APARTMENTS 78 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FL	£500,000	19/01/2026	Flat
HERBERT CHAPMAN COURT FLAT 4 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BP	£578,000	06/01/2026	Flat
SOUTHSTAND APARTMENTS 180 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FD	£695,000	31/10/2025	Flat
SOUTHSTAND APARTMENTS 184 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FD	£710,000	29/08/2025	Flat
NORTHSTAND APARTMENTS 132 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FL	£740,000	23/07/2025	Flat
51 FIRST FLOOR FLAT ELWOOD STREET, LONDON, ISLINGTON, GREATER LONDON, N5 1EB	£510,500	20/12/2024	Flat
TWYFORD HOUSE FLAT 35 ELWOOD STREET, LONDON, ISLINGTON, GREATER LONDON, N5 1EJ	£430,000	12/12/2023	Flat
HERBERT CHAPMAN COURT FLAT 9 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BP	£475,000	23/11/2023	Flat
45 GROUND AND FIRST FLOOR FLAT ELWOOD STREET, LONDON, ISLINGTON, GREATER LONDON, N5 1EB	£625,000	17/11/2023	Flat
AVENELL MANSIONS FLAT 8 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BN	£525,000	26/10/2023	Flat
WESTSTAND APARTMENTS 4 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FG	£630,000	24/10/2023	Flat
EASTSTAND APARTMENTS 91 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FF	£675,000	20/10/2023	Flat
NORTHSTAND APARTMENTS 49 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FJ	£750,000	28/08/2023	Flat
NORTHSTAND APARTMENTS 182 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FN	£475,000	01/08/2023	Flat
NORTHSTAND APARTMENTS 25 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FJ	£729,000	25/07/2023	Flat
WESTSTAND APARTMENTS 57 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FG	£700,000	27/06/2023	Flat
EASTSTAND APARTMENTS 65 HIGHBURY STADIUM SQUARE, LONDON, ISLINGTON, GREATER LONDON, N5 1FF	£645,000	16/12/2022	Flat
Same street 69 FLAT A AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BT	£890,000	13/12/2022	Flat
35 FLAT C AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1DN	£650,000	26/10/2022	Flat
AUBERT COURT FLAT 87 AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BL	£450,000	20/09/2022	Flat
7A GILLESPIE ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1LH	£1,215,000	01/09/2022	Flat
Same street 73B - 73C AVENELL ROAD, LONDON, ISLINGTON, GREATER LONDON, N5 1BT	£487,500	22/12/2021	Flat

Street average: £688,750 (2 sales)

Area average: £635,375 (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: £947/mo (Apr 2025 – Mar 2026)

Location

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

Nearby

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

Type	Name	Distance
Shop	Arsenal Hair	0.1 miles
Shop	C&A Dry cleaners	0.1 miles
Bus stop	Riversdale Road	0.1 miles
Train station	Arsenal	0.3 miles
Train station	Drayton Park	0.4 miles
Hospital	Moorfields at Hoxton	1.7 miles
University	University of Wales Trinity Saint David London	1.7 miles
University	Paris Dauphine University - London Campus	1.8 miles
Hospital	Medlabs Diagnostics	2.6 miles

Street-level crime

Category	Count
Anti-social behaviour	563
Violence and sexual offences	429
Theft from the person	274
Other theft	140
Public order	123
Shoplifting	111
Robbery	94
Vehicle crime	72
Drugs	58
Bicycle theft	45
Burglary	44
Possession of weapons	14
Other crime	13
Criminal damage and arson	8
Total incidents	1988

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 John's Highbury Vale CofE Primary School	Primary	0.0 miles	Good — 9 Nov 2023
Gillespie Primary School	Primary	0.2 miles	Outstanding — 13 Dec 2023
St Joan of Arc RC Primary School	Primary	0.2 miles	Good — 1 Sep 2014
Ambler Primary School and Children's Centre	Primary	0.3 miles	— (Inspected (no overall grade))
Highbury Fields School	Secondary	0.4 miles	Outstanding — 10 Nov 2016

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	0.08 miles	OpenRent
2 Bed Terraced House, Parkside Crescent, N7	£2,200/mo	2	0.33 miles	OpenRent
2 Bed Flat, Finsbury Park Road, N4	£2,750/mo	2	0.36 miles	OpenRent
2 Bed Flat, Islington, N7	£2,500/mo	2	0.47 miles	OpenRent
2 Bed Flat, Bedford Court, N16	£2,850/mo	2	0.48 miles	OpenRent

Average rent: £2,708/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 5.6% gross yield avg £688,750 sale, £3,240/mo rent

Rent ratio 0.42%

Max investor price (0.8%) £343,750

Target investor price (1%) £275,000

Gross yield 5.1%

Cost-to-rent ratio 19.7×

Monthly cashflow £-110/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.7%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).