25a, Highbury Hill, Islington, London, N5 1SU
About 25a
25a is a mid-terrace house in Islington, London, London (N5 1SU). It has a recorded floor area of 36 m² (around 388 sq ft) and construction records dating it to 1900-1929. At 36 m² this is the smallest unit on EPC record across the building (36–478 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (May 2016) shows a C (score 74). When first surveyed in July 2011 the rating was D, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good and lighting went from Average to Very Good. The latest certificate is from May 2016, so improvements made since then won't be reflected.
At 36 m² it sits well below the postcode median (80 m² across 69 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 74% of similar EPCs).
Know exactly what you're buying at 25a
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
25a's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 19 May 2026
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency improved
Low energy lighting percentage decreased
More low energy lighting installed
Changed to a more efficient fuel source
Heating controls changed
Hot water efficiency improved
Fuel source changed
Heating controls upgraded for better temperature management
Hot water efficiency decreased
Window efficiency improved
More low energy lighting installed
Planning history
25a has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
25a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£354,000
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 1SU: £5,700,000 (2025–2023).
Nearby sales in N5 1SU
Flat 2, 9 Highbury Hill, Islington, London, N5 1SU
Sold Sept 2025
£680,00021 Highbury Hill, Islington, London, N5 1SU
Sold Mar 2025
£6,675,000Middle Floor Flat, 15 Highbury Hill, London, N5 1SU
Sold Feb 2025
£400,00017 Highbury Hill, Islington, London, N5 1SU
Sold Nov 2023
£5,700,00027 Highbury Hill, Islington, London, N5 1SU
Sold Oct 2023
£6,000,000
Everything we know about 25a, 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
On co₂ emissions, 25a stands well clear of the street.
EPC Rating
74 (C)
Street avg 64 (D)
Floor Area
36 m²
Street avg 72 m²
CO₂ Emissions
1.2 t/year
Street avg 3.3 t/year
Habitable Rooms
1 rooms
Street avg 3 rooms
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1 Jack Walker Court, Islington
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1 Highbury Hill, Islington
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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
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.
Road noise across the postcode
Daytime· 07:00 – 23:00
51.8dB
Night-time· 23:00 – 07:00
41.8dB