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86b, Highbury Hill, London, N5 1AP

3 sales on record1 planning record
Property type
Mid terrace
Floor 01
Habitable rooms
2
From EPC
Floor area
54 m²
581 sq ft
Energy rating
C
Score 73
Tenure
Owner Occupied
Overview

About 86b

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

86b is a mid-terrace house in London (N5 1AP). It has a recorded floor area of 54 m² (around 581 sq ft) and construction records dating it to 1900-1929. The latest certificate (June 2022) shows a C (score 73). The rating has held steady at C across 2 certificates since May 2014. Between certificates, lighting went from Good to Very Good. The recommended improvements would push it to B (score 81). At 54 m² this is the 7th smallest of 33 units on EPC record in the building, where floor areas span 50–279 m². The building's EPC ratings span E to B across 33 units on file.

A recent sale: £665,000 in March 2025. Across 2014–2025, sale prices on this property compounded at 1.8% per year. On a £-per-square-foot basis, the last sale (£1,144/sq ft) was about 96.8% above the typical sold price in the postcode. At 54 m² it's 22.9% smaller than the typical home in the postcode (70 m² median across 64 EPCs). One historical planning record sits against the property in 2013.

Before you offer

Know exactly what you're buying at 86b

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Jun 2022

EPC Rating

A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
1.8 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Jun 2022from May 2014
Low Energy Lighting
50%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 86b, Highbury Hill, London, N5 1AP, sourced from the PlanIt planning register.
  1. Oct 2013
    Tree WorksTrees
    In report

    Works to trees in CA5 T1 Lime tree in front garden - reduce back to previous points of reduction. T2 Fell tree at back garden.

    Reference
    P2013/3184/TRE
    View planning record

What's in 86b, Highbury Hill, London, N5 1AP's planning history?

Refusals, disputes and full decisions on this property and nearby, in the report.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

86b valuation sits well clear of the typical sold price in this postcode.

Current estimate

£695,000

Modelled from EPC, postcode comparables and a sale-price growth of 1.8% per year over 10 years.

See how we calculated this
Last sold (2025)

£665,000

Growth on file: 1.8% per year over 10 years.

Sales timeline

  1. 24 March 2025Most recent

    £665,000

    +11.8%over 2 years

  2. 29 September 2022

    £595,000

    +8.2%over 8 years

  3. 25 September 2014

    £550,000

Median price across the last 5 sales in N5 1AP: £784,000 (2025–2022).

Before you offer

Everything we know about 86b, 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?
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Preview of the full property report
On the street

Versus other Highbury Hill homes

Four headline reads against 59 similar flats on this street, drawn from the latest EPC and Land Registry data.

On years held, 86b runs well behind the street norm.

Price per m²

£12,315

Street avg £9,262

Strongly above

Floor Area

54 m²

Street avg 72 m²

Below

Habitable Rooms

2 rooms

Street avg 3 rooms

Below

CO₂ Emissions

1.8 t/year

Street avg 2.7 t/year

Strongly above
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£680k

1 Hurlock Street, Islington

N5 1EQ

2 bed1 bath
£656k

1 Drayton Park Mews, Islington

N5 1NR

£790k

1 Jack Walker Court, Islington

N5 1SG

£815k

1 Highbury Hill, Islington

N5 1SU

1 bed
£836k

1 Battledean Road, Islington

N5 1UX

£500k

1 Coach House Lane, Islington

N5 1AW

£1m

1 Avenell Road, Islington

N5 1DP

3 bed
£472k

1 Eaststand Apartments, Highbury Stadium Square, Islington

N5 1FE

Flat1 bed1 bath
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the London district page.
Full London report

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

0.2 km

Highbury Fields School. 96 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around N5 1AP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for N5 1AP

Daytime· 07:00 – 23:00

53.1dB

Low
Night-time road noise heatmap for N5 1AP

Night-time· 23:00 – 07:00

43.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 86b, Highbury Hill, London, N5 1AP. Each answer is also embedded as structured data for search engines.