11 & A Half, Lower Maisonette, 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 89 m² (around 958 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (September 2019) shows an E (score 50), well below the UK norm with real room to improve. Earlier certificates rated it D (June 2009); the latest reading is one band lower. Between certificates, lighting went from Good to Very Good; while hot-water efficiency dropped from Good to Poor and main heating dropped from Good to Poor. The recommended improvements would lift it to C (score 72), a 2-band jump. Main heating runs on lpg.
At 89 m² the property is well over the postcode median (62 m² across 37 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 84% of similar 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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Fuel source changed
Heating controls changed
Hot water efficiency decreased
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 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£813,000
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 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
11 & A Half is notably below the street on epc rating.
EPC Rating
50 (E)
Street avg 66 (D)
Floor Area
89 m²
Street avg 72 m²
CO₂ Emissions
3.0 t/year
Street avg 2.8 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
0.1 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