Local market reports › N area › N5 › N5 1
Highbury market report N5 1, London
The N5 1 (Highbury) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 6,335 HM Land Registry entries for N5 1 (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 middle 2026 sale in N5 1 (London) came in at £578,000, out of 45 registered, down 28% on five years earlier, and the mean stands at £797,400, and by floor area homes here have averaged about £10,070 per square metre over the last five years. The record behind it is 6,335 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
N5 1 is a postcode sector: one group of streets inside N5 (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 N5 1 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.
The going rate for a home in N5 1
The 2026 median for N5 1 is £578,000, taken from 45 registered sales. The mean, which is what most sites call the "average house price", is £797,400, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in N5 1
By floor space, homes in N5 1 have sold for about £10,070 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
England and Wales as a whole trade at a £285,000 median, leaving N5 1 103% above the national figure.
The price of a typical N5 1 home, 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 | £578,000 | £578,000 | 45 |
| 2025 | £725,000 | £742,337 | 154 |
| 2024 | £710,000 | £754,876 | 156 |
| 2023 | £701,300 | £770,557 | 137 |
| 2022 | £820,000 | £961,544 | 146 |
| 2021 | £805,000 | £1,019,234 | 174 |
| 2020 | £732,700 | £950,693 | 154 |
| 2019 | £656,200 | £860,121 | 132 |
| 2018 | £591,000 | £787,814 | 141 |
| 2017 | £665,000 | £906,993 | 152 |
| 2016 | £652,500 | £912,854 | 164 |
| 2015 | £660,000 | £932,580 | 158 |
| 2014 | £597,200 | £847,233 | 250 |
| 2013 | £530,000 | £762,617 | 342 |
| 2012 | £457,500 | £673,383 | 250 |
| 2011 | £420,000 | £634,038 | 209 |
| 2010 | £405,000 | £635,144 | 293 |
| 2009 | £375,000 | £602,816 | 321 |
| 2008 | £360,000 | £590,116 | 405 |
| 2007 | £397,600 | £674,440 | 258 |
| 2006 | £365,000 | £633,593 | 237 |
| 2005 | £338,500 | £602,394 | 169 |
| 2004 | £304,500 | £553,031 | 176 |
| 2003 | £280,000 | £515,828 | 133 |
| 2002 | £285,000 | £536,225 | 218 |
| 2001 | £247,200 | £475,229 | 204 |
| 2000 | £236,500 | £464,131 | 160 |
| 1999 | £180,000 | £358,731 | 303 |
| 1998 | £175,000 | £353,250 | 199 |
| 1997 | £143,000 | £293,264 | 201 |
| 1996 | £121,100 | £255,394 | 148 |
| 1995 | £119,500 | £259,775 | 146 |
In cash terms the typical N5 1 home went from £119,500 in 1995 to £578,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 123%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 43% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the N5 1 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 (+31.4% on the year before); the weakest, 2026 (−20.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −20.3% | −22.1% |
| 5 years (since 2021) | −6.4% | −10.7% |
| 10 years (since 2016) | −1.2% | −4.5% |
| 20 years (since 2006) | +2.3% | −0.5% |
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.
The turnover behind the prices
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, 45 sales completed in N5 1. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 194 sales a year before the financial crisis and 128 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.
What kind of market N5 1 is
This is a thin market: 45 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. 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.
The rental side of N5 1
N5 1 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.
Set against the £578,000 median sold price, £2,828 a month is £33,936 a year, a gross yield of 5.9%: 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.
Asked and answered: N5 1 (Highbury)
Are property prices falling in N5 1 (Highbury)?
Is N5 1 (Highbury) a good place to buy a house?
How much did a house sell for in N5 1 (Highbury)?
Will N5 1 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is down 28% over five years in cash but down 43% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
What is for sale in N5 right now
Turning to what is actually available: 109 homes on the market right now, from 12 agents publishing to HomesIndex.
These cover the whole N5 district, not just N5 1: live asking prices are collected per district.
24% of current listings sit under the prices comparable homes actually fetched. 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 N5 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. 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%) | — |
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. 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.
Winners and losers across the N area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in N5
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of N5, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N5 2 | £597,500 | 44 |
Zoom out to the full N5 district report for the type split, monthly volumes and how N5 compares with its neighbours.
Selling a home in N5 1? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in N5 1, open the average prices map and zoom from the N5 1 shading down to the sold homes on your own street. Every recorded N5 1 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working N5 1: the featured spot on this report is free for founding agents, one per district. Claim N5 1.
Take it further
Behind the answers sits the same Land Registry record as this page, with N5 1 already set as the subject. Free, one click sign in.
The live map plots every individual N5 1 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.