118b, Highbury Hill, London, N5 1AT
About 118b
118b is an end-of-terrace house in London (N5 1AT). It has a recorded floor area of 54 m² (around 581 sq ft), construction records dating it to before 1900 and council tax band D. At 54 m² this is the 3rd smallest of 8 units on EPC record in the building, where floor areas span 52–87 m². The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (March 2014) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 77). The latest certificate is from March 2014, so improvements made since then won't be reflected.
At 54 m² it sits well below the postcode median (86 m² across 28 EPCs), making it one of the more compact homes locally. Across 1996–2024, sale prices on this property compounded at 7.5% per year. Today's modelled estimate of £756,000 is 12.3% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£1,158/sq ft) was about 199.6% above the typical sold price in the postcode. Most recent transfer: February 2024 at £673,000.
Know exactly what you're buying at 118b
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
118b's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 07 Mar 2024
EPC Rating
Planning history
118b has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
Price for 118b has grown more than fourfold since the 1996 starting point.
£756,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.5% per year over 28 years.
£673,000
Growth on file: 7.5% per year over 28 years.
Sales timeline
29 February 2024Most recent
£673,000
+16.0%over 9 years22 May 2014
£580,000
+252.6%over 15 years16 February 1999
£164,500
+82.9%over 2 years5 June 1996
£89,950
Median price across the last 5 sales in N5 1AT: £1,475,000 (2023–2019).
Nearby sales in N5 1AT
108 Highbury Hill, Islington, London, N5 1AT
Sold May 2023
£3,300,000118 Highbury Hill, Islington, London, N5 1AT
Sold Nov 2022
£810,000124a, Highbury Hill, Islington, London, N5 1AT
Sold Apr 2021
£1,475,00098 Highbury Hill, Islington, London, N5 1AT
Sold Apr 2020
£2,500,00096 Highbury Hill, Islington, London, N5 1AT
Sold Jun 2019
£1,150,000
Everything we know about 118b, 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
Years Held for 118b lags the street by a wide margin.
Price per m²
£12,463
Street avg £6,785
Floor Area
54 m²
Street avg 73 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.9 t/year
Street avg 2.9 t/year
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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
Arsenal — tram stop.
Closest school
0.3 km
St John's Highbury Vale CofE Primary School. 97 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
53.1dB
Night-time· 23:00 – 07:00
43.6dB