86a, Highbury Park, Islington, London, N5 2XE
About 86a
86a is a mid-terrace house in Islington, London, London (N5 2XE). It has a recorded floor area of 44 m² (around 474 sq ft) and construction records dating it to 1900-1929. At 44 m² this is the smallest unit on EPC record across the building (44–119 m²). The building's EPC ratings span E to C across 19 units on file. The latest certificate (March 2024) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since August 2009. Between certificates, window efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would push it to C (score 74).
Across 1999–2024, sale prices on this property compounded at 6.5% per year. On a £-per-square-foot basis, the last sale (£950/sq ft) was about 163.9% above the typical sold price in the postcode. At 44 m² it's 24.1% smaller than the typical home in the postcode (58 m² median across 43 EPCs). Sold July 2024 for £450,000.
Know exactly what you're buying at 86a
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency decreased
Single glazing replaced with double or better glazing
More low energy lighting installed
Planning history
86a has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
86a has more than quadrupled in price since its earliest registered sale in 1999.
£488,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.5% per year over 26 years.
£450,000
Growth on file: 6.5% per year over 26 years.
Sales timeline
14 July 2024Most recent
£450,000
+13.9%over 4 years25 July 2019
£395,000
+65.8%over 9 years22 January 2010
£238,250
+53.7%over 6 years18 September 2003
£155,000
+72.2%over 4 years8 January 1999
£90,000
Median price across the last 5 sales in N5 2XE: £360,000 (2025–2023).
Nearby sales in N5 2XE
Ground Floor Rear Flat, 78 Highbury Park, London, N5 2XE
Sold Oct 2025
£297,000100a, Second Floor Flat, Highbury Park, London, N5 2XE
Sold Dec 2023
£418,000110 Highbury Park, Islington, London, N5 2XE
Sold Oct 2023
£360,000Flat 4, 106 Highbury Park, London, N5 2XE
Sold Oct 2023
£375,000100a, Flat A, Highbury Park, London, N5 2XE
Sold Jan 2023
£315,000
Everything we know about 86a, 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 Park homes
Years Held for 86a lags the street by a wide margin.
Price per m²
£10,227
Street avg £6,043
Floor Area
44 m²
Street avg 62 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.3 t/year
Street avg 2.8 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
0.1 km
Riversdale Road / Blackstock Road — bus stop.
Closest school
0.1 km
St Joan of Arc RC Primary School. 97 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
53.2dB
Night-time· 23:00 – 07:00
42.8dB