11 & A Half, First Floor Flat, Highbury Place, Islington, London, N5 1QZ
About 11 & A Half
11 & A Half is a mid-terrace house in Islington, London, London (N5 1QZ). It has a recorded floor area of 45 m² (around 484 sq ft) and construction records dating it to before 1900. The latest certificate (November 2023) shows a C (score 71). The rating has held steady at C across 3 certificates since March 2009. Between certificates, lighting went from Good to Very Good.
It hasn't traded since September 1995, a hold of 31 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £467,000 sits 367% above the 1995 sale of £100,000. On a £-per-square-foot basis, the last sale (£206/sq ft) was about 58.4% below the postcode norm. At 45 m² it's 28.6% smaller than the typical home in the postcode (63 m² median across 37 EPCs).
Know exactly what you're buying at 11 & A Half
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
More low energy lighting installed
Planning history
11 & A Half has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
11 & A Half's modelled value sits at over four times its earliest registered sale price (1995).
£467,000
Modelled from EPC, postcode comparables.
£100,000
Recorded with HM Land Registry.
Sales timeline
7 September 1995Most recent
£100,000
Median price across the last 5 sales in N5 1QZ: £875,000 (2025–2017).
Nearby sales in N5 1QZ
Flat 4, 1 Highbury Place, Islington, London, N5 1QZ
Sold Jul 2025
£570,000Flat 3, 4 Highbury Place, London, N5 1QZ
Sold Oct 2020
£925,00011 & A Half, Upper Maisonette, Highbury Place, Islington, London, N5 1QZ
Sold Jan 2019
£820,000Flat 2, 8 Highbury Place, Islington, London, N5 1QZ
Sold Feb 2018
£950,000Flat 1, 8 Highbury Place, Islington, London, N5 1QZ
Sold May 2017
£875,000
Everything we know about 11 & A Half, 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 Place homes
On price per m², 11 & A Half runs well behind the street norm.
Price per m²
£2,222
Street avg £7,812
Floor Area
45 m²
Street avg 73 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.7 t/year
Street avg 2.8 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
0.1 km
Highbury & Islington Underground Station — subway entrance.
Closest school
0.3 km
Canonbury Primary School. 104 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
56.2dB
Night-time· 23:00 – 07:00
46.6dB