27 Highbury Hill, Islington, London, N5 1SU
About 27 Highbury Hill
27 Highbury Hill is a seven-bedroom end-of-terrace house in Islington, London, London (N5 1SU). It has a recorded floor area of 378 m² (around 4069 sq ft), construction records dating it to before 1900 and council tax band H. The latest certificate (May 2023) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in February 2011 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average, hot-water efficiency went from Average to Good and lighting went from Average to Very Good. The recommended improvements would push it to C (score 79).
12 planning records sit against the property, 9 approved, 1 refused, 1 pending. Past consents include an extension, a basement excavation, new windows and tree works, meaningful when judging how the property has evolved. An active application for tree works is awaiting a decision. The record references conservation-area consent, which constrain future alterations. At 378 m² the property is well over the postcode median (79 m² across 69 EPCs), placing it in the larger end of the local stock. 7 bedrooms is on the larger side for this postcode, where 5 is the typical count. Across 2011–2023, sale prices on this property compounded at 6.3% per year. On a £-per-square-foot basis, the last sale (£1,475/sq ft) was about 296.8% above the typical sold price in the postcode. Most recent transfer: October 2023 at £6,000,000.
Know exactly what you're buying at 27 Highbury Hill
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
What this property has
Inside
- Bedrooms7
Energy performance
27 Highbury Hill's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency improved
Single glazing replaced with double or better glazing
Loft insulation installed or upgraded to 250mm+
More low energy lighting installed
Planning history
Multiple extension applications run across more than a decade of planning history at 27 Highbury Hill.
- Aug 2025Tree WorksTreesIn report
Tree Removal Section 211 Notification – Islington Conservation Area Site Address: 27 Highbury Hill Tree Details: Tree 1 Species: Crabapple tree Location: Rear garden, close to boundary party wall Proposed Work: Removal Tree 2 Species: Japanese Maple tree Location: Rear garden, close to boundary party wall Proposed Work: Removal Reason for Proposed Work The two trees are located within the rear garden of the property, in close proximity to the boundary party walls. Construction works are currently being carried out nearby, as part of a previously approved rear extension and basement excavation. The newly approved structure is positioned on top of or very close to the current location of both trees. Given their proximity to the construction area, retaining or relocating the trees poses a high risk to their long-term health, particularly due to potential damage to their root systems. For this reason, we are proposing their removal. We intend to replace the trees with new ones following completion of the building works. The replacement trees will be planted in more suitable locations within the garden, and low-level vegetation will also be introduced to enhance the landscaping.
Conservation Area- Documents
- 4 docs on file
- Reference
- P2025/2349/TRE
- Feb 2026ConditionsIn report
S73 application (Minor Material Amendment) to vary the wording of condition 2 (DRAWING AND DOCUMENT NUMBERS) of planning permission ref: P2024/1809/FUL (Rear lower ground floor extension, additional and changes to windows on side and rear elevation, including the removal of Juliet balcony at ground floor to be replaced by window), dated 06/09/2024, for the following amendments: a) replacement and change the design of the three windows on the first, second and third floors in the rear elevation
- Documents
- 11 docs on file
- Reference
- P2025/3679/S73
What's in 27 Highbury Hill, Islington, London, N5 1SU's planning history?
10 more on this property, plus refusals, disputes and full decisions nearby, in the report.
Sales history & valuation
Sale price has at least doubled since 2011.
£5,854,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.3% per year over 12 years.
£6,000,000
Growth on file: 6.3% per year over 12 years.
Sales timeline
24 October 2023Most recent
£6,000,000
+110.5%over 12 years16 July 2011
£2,850,000
Median price across the last 5 sales in N5 1SU: £1,395,000 (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
£5,700,000Flat 6, 9 Highbury Hill, London, N5 1SU
Sold Mar 2023
£1,395,000
Everything we know about 27 Highbury Hill, 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
27 Highbury Hill outperforms the street on epc rating by a wide margin.
Price per m²
£15,873
Street avg £11,717
Floor Area
378 m²
Street avg 354 m²
Habitable Rooms
11 rooms
Street avg 10 rooms
CO₂ Emissions
14.0 t/year
Street avg 16.0 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
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