Local market reports › N area › N1 › N1 8
Angel market report N1 8, London
The standing N1 8 (Angel) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 3,531 completed sales registered with HM Land Registry in N1 8 (London) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 22 registered 2026 sales put the N1 8 (London) median at £860,000, down 4% on five years earlier, with a mean of £982,500, and by floor area homes here have averaged about £11,310 per square metre over the last five years. Everything rests on 3,531 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
N1 8 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 8 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.
What a home in N1 8 sells for
The 2026 median for N1 8 is £860,000, taken from 22 registered sales. The mean, which is what most sites call the "average house price", is £982,500, a little above it, the familiar pattern where pricier homes stretch the average.
N1 8 prices by floor area
The last five years of sales put N1 8 at roughly £11,310 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.
Against a national (England and Wales) median of £285,000, N1 8 runs 202% above it.
A typical N1 8 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £860,000 | £860,000 | 22 |
| 2025 | £675,000 | £691,141 | 95 |
| 2024 | £820,000 | £871,828 | 91 |
| 2023 | £860,000 | £944,930 | 77 |
| 2022 | £740,000 | £867,734 | 87 |
| 2021 | £900,000 | £1,139,516 | 129 |
| 2020 | £803,800 | £1,042,947 | 40 |
| 2019 | £799,500 | £1,047,953 | 64 |
| 2018 | £1,080,000 | £1,439,660 | 75 |
| 2017 | £981,100 | £1,338,122 | 68 |
| 2016 | £800,000 | £1,119,208 | 77 |
| 2015 | £725,000 | £1,024,425 | 105 |
| 2014 | £800,000 | £1,134,940 | 109 |
| 2013 | £597,500 | £859,743 | 102 |
| 2012 | £472,600 | £695,608 | 148 |
| 2011 | £535,000 | £807,644 | 113 |
| 2010 | £537,500 | £842,938 | 118 |
| 2009 | £400,000 | £643,003 | 119 |
| 2008 | £450,000 | £737,645 | 117 |
| 2007 | £387,500 | £657,308 | 140 |
| 2006 | £415,000 | £720,387 | 175 |
| 2005 | £374,500 | £666,459 | 139 |
| 2004 | £281,300 | £510,896 | 177 |
| 2003 | £310,000 | £571,095 | 129 |
| 2002 | £340,000 | £639,707 | 135 |
| 2001 | £267,000 | £513,294 | 113 |
| 2000 | £285,000 | £559,313 | 123 |
| 1999 | £215,000 | £428,484 | 145 |
| 1998 | £173,000 | £349,213 | 113 |
| 1997 | £149,500 | £306,594 | 185 |
| 1996 | £170,000 | £358,522 | 113 |
| 1995 | £145,000 | £315,208 | 88 |
In cash terms the typical N1 8 home went from £145,000 in 1995 to £860,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 173%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2018; the current median sits about 40% below that. Someone who bought at the 2018 peak has not yet seen that price back in real terms.
Year-on-year change in the N1 8 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 2010 (+34.4% on the year before); the weakest, 2019 (−26.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What N1 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +27.4% | +24.4% |
| 5 years (since 2021) | −0.9% | −5.5% |
| 10 years (since 2016) | +0.7% | −2.6% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
How many homes change hands in N1 8
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.
Over the last twelve months of data, 22 sales completed in N1 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 141 sales a year before the financial crisis and 74 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What kind of market N1 8 is
This is a thin market: 22 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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 8 sits 37% higher, marking it as a dearer pocket of the district.
Rents around N1 8
The local authority for N1 8 is Islington, and its ONS average private rent currently stands at £2,828 a month (May 2026 figures). A one-bed averages £2,144 a month here and a four-or-more-bed £4,176, so size does most of the work in setting the rent.
Average monthly rent by size, Islington
ONS Price Index of Private Rents, May 2026.
Set against the £860,000 median sold price, £2,828 a month is £33,936 a year, a gross yield of 3.9%: 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.
Common questions on N1 8 (Angel)
Are property prices falling in N1 8 (Angel)?
Is N1 8 (Angel) a good place to buy a house?
How much did a house sell for in N1 8 (Angel)?
Are N1 8 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 4% over five years in cash but down 25% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in N1 right now
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 8: live asking prices are collected per district.
Of everything listed here, 21% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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.
What another bedroom costs in N
Real sold prices by size across the N area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
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 biggest risers and fallers in cash terms; every row links to that district's 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 6 | £477,500 | 15 |
| N1 7 | £725,000 | 45 |
| 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 8? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in N1 8, open the average prices map and zoom from the N1 8 shading down to the sold homes on your own street. Every recorded N1 8 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 8.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to N1 8. Free after a one click sign in.
See every individual N1 8 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.
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.