What type of property is 17 Highbury Hill, N5 1SU?

17 Highbury Hill, N5 1SU is a 7-bedroom semi-detached house.

What did 17 Highbury Hill, N5 1SU sell for?

17 Highbury Hill, N5 1SU last sold for £5,700,000 in November 2023, around 3 years ago. Source: HM Land Registry.

What energy rating does 17 Highbury Hill, N5 1SU have?

The current EPC rating for 17 Highbury Hill, N5 1SU is E with a score of 51 out of 100, lodged in February 2023. The assessor estimates the property could reach a C. Source: EPC Register.

What is the floor area of 17 Highbury Hill, N5 1SU?

17 Highbury Hill, N5 1SU has a recorded floor area of 391 m² (4,209 sq ft), around 56 m² per bedroom. That makes it about 436% larger than the median EPC-recorded property in N5 1SU. Source: EPC Register.

How is 17 Highbury Hill, N5 1SU heated?

The latest EPC at 17 Highbury Hill, N5 1SU records mains gas as the main heating fuel. Source: EPC Register.

What planning history does 17 Highbury Hill, N5 1SU have?

17 Highbury Hill, N5 1SU has 3 approved extension applications on file including rear extension. Source: PlanIt planning register.

What council tax band is 17 Highbury Hill, N5 1SU?

17 Highbury Hill, N5 1SU is in council tax band H. That sits towards the upper end of the band ladder, typically reflecting larger or higher-value homes.

Where is 17 Highbury Hill, N5 1SU located?

17 Highbury Hill, N5 1SU sits in Islington, London, London. It falls within the N5 postcode district.

What is crime like near 17 Highbury Hill, N5 1SU?

Police records around 17 Highbury Hill, N5 1SU show an average of 8 reported crimes per month over the last 15 months. Violent crime makes up roughly 25% of reports, the most common category. The overall trend is rising (238% versus the prior period). Source: Police UK.

Which schools serve 17 Highbury Hill, N5 1SU?

The closest primary school to 17 Highbury Hill, N5 1SU is Drayton Park Primary School (359m), one of 73 primaries within walking distance. The closest secondary is Highbury Fields School (53m), with 19 secondaries in the surrounding area.

How well connected is 17 Highbury Hill, N5 1SU?

The closest bus stop to 17 Highbury Hill, N5 1SU is Highbury Barn, 180m away. The nearest rail option is Drayton Park, 253m away.

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17 Highbury Hill, Islington, London, N5 1SU

8 planning records

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

391 m²

4209 sq ft

Energy rating

Score 51

Council tax

Band H

Tenure

Owner Occupied

Overview

About 17 Highbury Hill

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

17 Highbury Hill is a seven-bedroom semi-detached house in Islington, London, London (N5 1SU). It has a recorded floor area of 391 m² (around 4209 sq ft), construction records dating it to before 1900 and council tax band H. The latest certificate (February 2023) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump. Period features are noted in the property record.

At 391 m² the property is well over the postcode median (79 m² across 69 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 81% of similar EPCs). 7 bedrooms is on the larger side for this postcode, where 5 is the typical count. 8 planning records sit against the property, 6 approved, 0 refused. Past consents include an extension, partial demolition, solar panel installation and tree works, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. On a £-per-square-foot basis, the last sale (£1,354/sq ft) was about 259% above the typical sold price in the postcode. Sold November 2023 for £5,700,000.

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

Bedrooms7
Bathrooms3

Outside

Private gardenFront
GarageDouble

Building

Period featuresYes

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

17 Highbury Hill's carbon output runs well above what efficient homes in the postcode produce.

EPC Rating

E51

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Poor

CO2 Emissions

18.0 t/year

Occupancy

Owner Occupied

Planning

Planning history

Applications and permits filed against 17 Highbury Hill, Islington, London, N5 1SU, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

Mar 2025
Tree WorksTrees
In report
Tree is identified as Tree 9 on the drawing 311 and this corresponds with the same number on the tree condition report. it is a flowering ornamental cherry and is described in the report as: Multi-stemmed from 1m with compression forks; small ornamental tree; upper crown reduced at 7.5m resulting in wounds of average 40mm diameter; crown visible from Highbury Hill to S; arboricultural quality and amenity value diminished by heavy pruning; consequently makes limited contribution to Highbury Fields Conservation Area. The tree is not on good condition and has a poor shape. The owners propose to replace this tree with a semi mature 20-22 standard Prunus 'Sunset Boulevard'. This has an upright form and so is much more suitable for city gardens where we don't want a wide spread.
Documents
6 docs on file
Reference
P2025/0711/TRE
View planning record
Sept 2024
OutbuildingFull
In report
Placement of 2no ASHPs in an acoustic enclosure and erection of a bicyle enclosure within rear garden
Documents
9 docs on file
Reference
P2024/1971/FUL
View planning record

What's in 17 Highbury Hill, Islington, London, N5 1SU's planning history?

6 more on this property, plus refusals, disputes and full decisions 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.

17 Highbury Hill valuation sits well clear of the typical sold price in this postcode.

Current estimate

£5,225,000

Modelled from EPC, postcode comparables.

See how we calculated this

Last sold (2023)

£5,700,000

Recorded with HM Land Registry.

Sales timeline

6 November 2023Most recent
£5,700,000

Median price across the last 5 sales in N5 1SU: £1,395,000 (2025–2023).

Nearby sales in N5 1SU

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What it's really worth, what could be wrong, and the planning, sales and area data in full.

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On the street

Versus other Highbury Hill homes

Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.

17 Highbury Hill is notably below the street on years held.

Price per m²

£14,578

Street avg £11,816

Above

Floor Area

391 m²

Street avg 353 m²

On par

Habitable Rooms

10 rooms

Street avg 10 rooms

Below

CO₂ Emissions

18.0 t/year

Street avg 15.7 t/year

Below

Comparables

Similar properties nearby

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

£2.4m

1 Lucerne Road, Islington

N5 1TZ

5 bed

£2.3m

1 Framfield Road, Islington

N5 1UU

5 bed5 bath

£2.2m

1 Aubert Road, Islington

N5 1TX

5 bed3 bath

£2.2m

1 Aubert Park, Islington

N5 1TL

£1.8m

1 Gallia Road, Islington

N5 1LA

£1.8m

1 Elphinstone Street, Islington

N5 1BS

3 bed2 bath

£1.7m

1 Legard Road, Islington

N5 1DE

4 bed2 bath

£1.7m

1 De Barowe Mews, Leigh Road, Islington

N5 1SB

4 bed2 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

Highbury Barn — bus stop.

Closest school

0.1 km

Highbury Fields School. 92 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 1SU from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

51.8dB

Low

Night-time road noise heatmap for N5 1SU

Night-time· 23:00 – 07:00

41.8dB

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 17 Highbury Hill, Islington, London, N5 1SU. Each answer is also embedded as structured data for search engines.