40e, Highbury Hill, London, N5 1AL
About 40e
40e is an end-of-terrace house in London (N5 1AL). It has a recorded floor area of 74 m² (around 797 sq ft) and construction records dating it to 1900-1929. At 74 m² this is the 18th 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 bottom. The latest certificate (February 2024) shows a D (score 57), a step below the typical UK home. The rating has held steady at D across 2 certificates since March 2014. Between certificates, wall efficiency went from Very Poor to Poor; while window efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 78).
Know exactly what you're buying at 40e
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Wall insulation improved
Planning history
40e has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
40e has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£717,000
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 40e, 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 40e lags the street by a wide margin.
EPC Rating
57 (D)
Street avg 63 (D)
Floor Area
74 m²
Street avg 67 m²
CO₂ Emissions
3.9 t/year
Street avg 3.0 t/year
Habitable Rooms
3 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