# 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 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 |

**Average rent: £2,483/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (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:** 4.6%
- **Cost-to-rent:** 21.7×
- **Monthly cashflow:** £-335/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.1%

*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).*

## 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 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)