Flat 1, 2 Friend Street, London, EC1V 7NS
About Flat 1
Flat 1 is a mid-terrace house in London (EC1V 7NS). It has a recorded floor area of 48 m² (around 517 sq ft), construction records dating it to 1976-1982 and council tax band D. At 48 m² this is the smallest unit on EPC record across the building (48–101 m²). The building's EPC ratings span C to B, with this unit at the bottom. On EPC score it ranks last in the building (76 versus a best of 86). The latest certificate (September 2020) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since June 2010. Between certificates, window efficiency went from Very Poor to Good and lighting went from Very Poor to Average.
At 48 m² it sits well below the postcode median (72 m² across 68 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved.
Know exactly what you're buying at Flat 1
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Flat 1's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Single glazing replaced with double or better glazing
More low energy lighting installed
Planning history
Planning history at Flat 1 is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
- May 2022Tree WorksTreesIn report
Rear garden Leyland Cypress T1 - Fell (remove tree)
- Documents
- 4 docs on file
- Reference
- P2022/1235/TRE
- Jun 2021Tree WorksTreesIn report
Rear garden (T1) Lawson cypress - Reduce height by 50% and trim sides as much as possible while still maintaining live growth.
- Documents
- 4 docs on file
- Reference
- P2021/1672/TRE
What's in Flat 1, 2 Friend Street, London, EC1V 7NS's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
Flat 1 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£415,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in EC1V 7NS: £1,050,000 (2023–2019).
Nearby sales in EC1V 7NS
Flat 14, 18 Friend Street, Islington, London, EC1V 7NS
Sold Dec 2023
£790,0008 Friend Street, Islington, London, EC1V 7NS
Sold Mar 2023
£1,315,000Flat 18, 18 Friend Street, Islington, London, EC1V 7NS
Sold Jun 2021
£1,106,000Flat 7, 18 Friend Street, Islington, London, EC1V 7NS
Sold Dec 2019
£875,0001 Friend Street, Islington, London, EC1V 7NS
Sold Jun 2019
£1,050,000
Everything we know about Flat 1, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Friend Street homes
On floor area, Flat 1 runs well behind the street norm.
EPC Rating
76 (C)
Street avg 77 (C)
Floor Area
48 m²
Street avg 73 m²
CO₂ Emissions
1.5 t/year
Street avg 1.5 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
13 14, Flat 6, Wynyatt Street, Islington
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13 14, Flat 2, Wynyatt Street, Islington
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14 16, Flat 2, Hermit Street
EC1V 7NR
100 102, Flat 3, Goswell Road
EC1V 7DH
100 102, Flat 6, Goswell Road
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13 14, Flat 1, Wynyatt Street, Islington
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100 102, Flat 5, Goswell Road
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
10/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Angel Islington — bus stop.
Closest school
0.3 km
Hugh Myddelton Primary School. 87 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
59.6dB
Night-time· 23:00 – 07:00
50.0dB