Local market reports › N area › N1 › N1 6
Angel market report N1 6, London
The standing N1 6 (Angel) property market report, rebuilt from the full public record every month. The raw material for this page is 2,258 HM Land Registry entries for N1 6 (London), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the typical home in N1 6 (London) sold for £477,500 in 2026, the median of 15 registered sales, up 4% on five years earlier. The mean was £544,300, and by floor area homes here have averaged about £8,640 per square metre over the last five years. The figures cover 2,258 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like N1 6 is a single group of streets within N1 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where N1 6 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.
Today's N1 6 prices, from the sold record
The 2026 median for N1 6 is £477,500, taken from 15 registered sales. The mean, which is what most sites call the "average house price", is £544,300, somewhat above it, as happens wherever a market carries an expensive tail.
N1 6 prices by floor area
Per square metre, N1 6 homes have averaged around £8,640 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, N1 6 sits 68% above the national market.
A typical N1 6 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £477,500 | £477,500 | 15 |
| 2025 | £575,000 | £588,750 | 43 |
| 2024 | £520,000 | £552,867 | 41 |
| 2023 | £461,000 | £506,526 | 59 |
| 2022 | £460,000 | £539,402 | 43 |
| 2021 | £460,000 | £582,419 | 50 |
| 2020 | £612,500 | £794,731 | 82 |
| 2019 | £515,700 | £675,959 | 45 |
| 2018 | £481,300 | £641,582 | 34 |
| 2017 | £545,000 | £743,325 | 54 |
| 2016 | £508,000 | £710,697 | 42 |
| 2015 | £575,000 | £812,475 | 85 |
| 2014 | £440,000 | £624,217 | 85 |
| 2013 | £395,000 | £568,366 | 111 |
| 2012 | £299,500 | £440,827 | 58 |
| 2011 | £295,000 | £445,337 | 51 |
| 2010 | £250,000 | £392,064 | 69 |
| 2009 | £243,000 | £390,625 | 41 |
| 2008 | £278,500 | £456,520 | 58 |
| 2007 | £281,500 | £477,502 | 140 |
| 2006 | £237,500 | £412,270 | 108 |
| 2005 | £215,000 | £382,613 | 81 |
| 2004 | £205,000 | £372,320 | 108 |
| 2003 | £187,200 | £344,868 | 120 |
| 2002 | £220,000 | £413,928 | 151 |
| 2001 | £185,000 | £355,653 | 105 |
| 2000 | £126,500 | £248,256 | 76 |
| 1999 | £96,000 | £191,323 | 77 |
| 1998 | £72,500 | £146,346 | 86 |
| 1997 | £70,000 | £143,556 | 62 |
| 1996 | £47,600 | £100,386 | 42 |
| 1995 | £52,000 | £113,040 | 36 |
In cash terms the typical N1 6 home went from £52,000 in 1995 to £477,500 in 2026, roughly 9 times the price. Adjusted for inflation it still comes to a real rise of roughly 322%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2015; the current median sits about 41% below that. Someone who bought at the 2015 peak has not yet seen that price back in real terms.
Year-on-year change in the N1 6 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 1997 (+47.1% on the year before); the weakest, 2021 (−24.9%). 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) | −17.0% | −18.9% |
| 5 years (since 2021) | +0.7% | −3.9% |
| 10 years (since 2016) | −0.6% | −3.9% |
| 20 years (since 2006) | +3.6% | +0.7% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Sales activity in N1 6
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 15 N1 6 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 111 sales a year before the financial crisis and 40 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 6 market
Only 15 sales completed here in the last twelve months of data, which makes N1 6 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the N1 district median, N1 6 sits 24% lower, marking it as a cheaper pocket of the district.
What tenants pay around N1 6
N1 6 falls under Hackney, where the ONS puts the average private rent at £2,622 a month (May 2026 figures). A one-bed averages £1,972 a month here and a four-or-more-bed £3,630, so size does most of the work in setting the rent.
Average monthly rent by size, Hackney
ONS Price Index of Private Rents, May 2026.
Set against the £477,500 median sold price, £2,622 a month is £31,464 a year, a gross yield of 6.6%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
N1 6 (Angel): the questions that come up
Are property prices falling in N1 6 (Angel)?
Is N1 6 (Angel) a good place to buy a house?
How much did a house sell for in N1 6 (Angel)?
What happens to N1 6 prices now?
The record answers a different question than "what happens next": the median is up 4% over five years in cash but down 18% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in N1 today
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 6: live asking prices are collected per district.
Of everything listed here, 21% asks less than the sold record of comparable homes. 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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in N
The Land Registry record, split by size: what each kind of home actually sold for across the N area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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
The districts that gained and lost most in cash terms, each row linking through to its own 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 2 | £698,700 | 42 |
| N1 3 | £750,000 | 34 |
| N1 4 | £553,500 | 32 |
| N1 5 | £542,000 | 34 |
| 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.
Thinking of selling in N1 6? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in N1 6, open the average prices map and zoom from the N1 6 shading down to the sold homes on your own street. Every recorded N1 6 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 6.
Dig further
Behind the answers sits the same Land Registry record as this page, with N1 6 already set as the subject. Free, one click sign in.
See every individual N1 6 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.