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Angel market report N1 2, London
The N1 2 (Angel) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 4,541 registered sales in N1 2 (London) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for N1 2 (London) is £698,700, from 42 registered sales, down 7% on five years earlier; the mean is £1,116,800, and by floor area homes here have averaged about £11,040 per square metre over the last five years. Behind the figures sit 4,541 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
N1 2 is a postcode sector: one group of streets inside N1 (London). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where N1 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
N1 2 sold prices: where the market stands
Take the 42 registered 2026 sales in N1 2 and the middle price, the median, is £698,700. The mean lands at £1,116,800, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in N1 2
The last five years of sales put N1 2 at roughly £11,040 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so N1 2 trades 145% above the country as a whole.
The price of a typical N1 2 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £698,700 | £698,700 | 42 |
| 2025 | £800,000 | £819,130 | 129 |
| 2024 | £775,000 | £823,984 | 133 |
| 2023 | £720,000 | £791,104 | 99 |
| 2022 | £690,000 | £809,104 | 120 |
| 2021 | £755,000 | £955,927 | 129 |
| 2020 | £783,000 | £1,015,959 | 69 |
| 2019 | £666,500 | £873,622 | 88 |
| 2018 | £745,000 | £993,099 | 92 |
| 2017 | £770,000 | £1,050,203 | 107 |
| 2016 | £665,800 | £931,461 | 122 |
| 2015 | £747,000 | £1,055,511 | 121 |
| 2014 | £660,000 | £936,325 | 108 |
| 2013 | £550,000 | £791,395 | 121 |
| 2012 | £470,900 | £693,106 | 132 |
| 2011 | £430,000 | £649,135 | 144 |
| 2010 | £435,000 | £682,192 | 153 |
| 2009 | £383,700 | £616,801 | 98 |
| 2008 | £377,500 | £618,802 | 105 |
| 2007 | £402,500 | £682,752 | 221 |
| 2006 | £357,500 | £620,574 | 201 |
| 2005 | £332,600 | £591,894 | 190 |
| 2004 | £285,000 | £517,616 | 163 |
| 2003 | £250,000 | £460,561 | 137 |
| 2002 | £295,000 | £555,040 | 182 |
| 2001 | £235,000 | £451,776 | 225 |
| 2000 | £243,400 | £477,673 | 164 |
| 1999 | £177,500 | £353,748 | 263 |
| 1998 | £176,500 | £356,278 | 201 |
| 1997 | £146,000 | £299,417 | 165 |
| 1996 | £130,000 | £274,164 | 207 |
| 1995 | £133,200 | £289,556 | 110 |
In cash terms the typical N1 2 home went from £133,200 in 1995 to £698,700 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 141%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2015, and today's median remains roughly 34% under it: a 2015 buyer is still waiting to get that price back in today's money.
Year-on-year change in the N1 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2000 (+37.1% on the year before); the weakest, 2003 (−15.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −12.7% | −14.7% |
| 5 years (since 2021) | −1.5% | −6.1% |
| 10 years (since 2016) | +0.5% | −2.8% |
| 20 years (since 2006) | +3.4% | +0.6% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in N1 2
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
N1 2 recorded 42 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 185 sales a year before the financial crisis and 105 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The shape of the N1 2 market
Only 42 sales completed here in the last twelve months of data, which makes N1 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within N1, this sector trades 11% above the district median: one of the dearer corners of its district.
The rental side of N1 2
N1 2 falls under Islington, where the ONS puts the average private rent at £2,828 a month (May 2026 figures). Size sets most of the rent: one-beds average £2,144 a month here against £4,176 for four or more bedrooms.
Average monthly rent by size, Islington
ONS Price Index of Private Rents, May 2026.
Against the £698,700 median purchase price, a rent of £2,828 a month (£33,936 a year) works out at a 4.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
The questions people bring to N1 2 (Angel)
To the person who searched value my flat angel
: no page can honestly value a specific home unseen, and this one does not try. It gives you the evidence a valuer starts from, the £698,700 median and every recorded sale nearby, on the average prices map right down to street level.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
N1 2 (Angel): the questions that come up
How much did a house sell for in N1 2 (Angel)?
Are property prices falling in N1 2 (Angel)?
Is N1 2 (Angel) a good place to buy a house?
Will N1 2 prices rise from here?
The record answers a different question than "what happens next": the median is down 7% over five years in cash but down 27% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
N1's current homes for sale
Turning to what is actually available: 293 homes on the market right now, from 19 agents publishing to HomesIndex.
These cover the whole N1 district, not just N1 2: live asking prices are collected per district.
21% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every N1 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
What another bedroom costs in N
The Land Registry record, split by size: what each kind of home actually sold for across the N area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £950,000 | £1,445,000 (+52%) | £2,200,000 (+52%) |
| Semi-detached | £430,000 | £535,000 (+24%) | £755,000 (+41%) | £990,000 (+31%) | £1,375,000 (+39%) |
| Terraced | £472,750 | £513,250 (+9%) | £670,500 (+31%) | £1,005,750 (+50%) | £1,607,500 (+60%) |
| Flat | £405,000 | £542,500 (+34%) | £785,567 (+45%) | £1,211,250 (+54%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the N area is the point: the same five years treated these districts very differently.
N area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in N1
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of N1, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N1 0 | £575,000 | 19 |
| N1 1 | £603,800 | 32 |
| N1 3 | £750,000 | 34 |
| N1 4 | £553,500 | 32 |
| N1 5 | £542,000 | 34 |
| N1 6 | £477,500 | 15 |
| N1 7 | £725,000 | 45 |
| N1 8 | £860,000 | 22 |
| N1 9 | £550,000 | 17 |
Zoom out to the full N1 district report for the type split, monthly volumes and how N1 compares with its neighbours.
Selling a home in N1 2? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in N1 2, open the average prices map and zoom from the N1 2 shading down to the sold homes on your own street. Every recorded N1 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim N1 2.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to N1 2. Free after a one click sign in.
The live map plots every individual N1 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.