21 Highbury Terrace, Islington, London, N5 1UP

21 Highbury Terrace is a six-bedroom end-of-terrace house in Islington, London, London (N5 1UP). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to before 1900 and council tax band H. At 40 m² this is the 12th smallest of 23 units on EPC record in the building, where floor areas span 27–270 m². The building's EPC ratings span G to C, with this unit at the top. The latest certificate (May 2023) shows a C (score 70). The rating has held steady at C across 2 certificates since April 2021. Between certificates, window efficiency dropped from Poor to Very Poor.

Today's modelled estimate of £2,594,000 is 58.8% below the 2021 sale of £6,300,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£14,632/sq ft) was about 2197.5% above the typical sold price in the postcode. 15 planning records sit against the property, 12 approved, 0 refused. Past consents include tree works, new windows and an extension, meaningful when judging how the property has evolved. The record references listed-building consent and conservation-area consent, which constrain future alterations. At 40 m² it's 15.8% smaller than the typical home in the postcode (48 m² median across 50 EPCs). Its energy rating outperforms most of the postcode (better than 76% of similar EPCs). 6 bedrooms is on the larger side for this postcode, where 5 is the typical count. Sold September 2021 for £6,300,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.