40d, Highbury Hill, London, N5 1AL
About 40d
40d is an end-of-terrace house in London (N5 1AL). It has a recorded floor area of 34 m² (around 366 sq ft) and construction records dating it to 1900-1929. At 34 m² this is the 2nd smallest of 24 units on EPC record in the building, where floor areas span 33–115 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (January 2026) shows a C (score 71). The rating has held steady at C across 3 certificates since January 2012. Between certificates, lighting dropped from Very Good to Average. This certificate was lodged in the last six months, so the rating reflects current condition.
At 34 m² it sits well below the postcode median (67 m² across 41 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 83% of similar EPCs). One historical planning record sits against the property in 2016.
Know exactly what you're buying at 40d
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
40d's carbon output is low for the local stock.
EPC Rating
Planning history
- Jan 2016Tree WorksTreesIn report
Lime x2 front: Crown reduce back to most recent points of reduction. Birch x1 front: Crown reduce vertical growth only by 1.5m to strong growth points. Crown reduce lateral growth by up to 0.5m to strong growth to form a compact shape.
- Reference
- P2016/0355/TRE
What's in 40d, Highbury Hill, London, N5 1AL's planning history?
Refusals, disputes and full decisions on this property and nearby, in the report.
Sales history & valuation
40d has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£366,000
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 N5 1AL: £850,000 (2025–2023).
Nearby sales in N5 1AL
28h, Highbury Hill, London, N5 1AL
Sold Aug 2025
£850,000Flat 1, 8 Highbury Hill, Islington, London, N5 1AL
Sold Jun 2024
£1,035,000Flat B, 36 Highbury Hill, London, N5 1AL
Sold Jan 2024
£965,000Flat 5, 8 Highbury Hill, London, N5 1AL
Sold Sept 2023
£500,000Flat 4, 8 Highbury Hill, London, N5 1AL
Sold Aug 2023
£625,000
Everything we know about 40d, 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 Highbury Hill homes
CO₂ Emissions for 40d runs comfortably ahead of the street norm.
EPC Rating
71 (C)
Street avg 63 (D)
Floor Area
34 m²
Street avg 68 m²
CO₂ Emissions
1.3 t/year
Street avg 3.1 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
8/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Drayton Park — railway station.
Closest school
0.0 km
Highbury Fields School. 91 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
52.5dB
Night-time· 23:00 – 07:00
42.6dB