Local market reports › N area › N5 › N5 2
Highbury market report N5 2, London
The standing N5 2 (Highbury) property market report, rebuilt from the full public record every month. Underneath every chart here sit 5,936 registered sales in N5 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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in N5 2 (London) came in at £597,500, out of 44 registered, up 1% on five years earlier, and the mean stands at £869,100, and by floor area homes here have averaged about £10,130 per square metre over the last five years. The record behind it is 5,936 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like N5 2 is a single group of streets within N5 (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 N5 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.
What N5 2 homes really sell for
The N5 2 median stands at £597,500 for 2026, built from 44 registered sales; the mean, the figure usually quoted as the "average house price", is £869,100, a long way above it, which tells you a few very expensive sales are pulling the average up.
N5 2 prices by floor area
Per square metre, N5 2 homes have averaged around £10,130 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.
England and Wales as a whole trade at a £285,000 median, leaving N5 2 110% above the national figure.
The price of a typical N5 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 | £597,500 | £597,500 | 44 |
| 2025 | £661,200 | £677,011 | 169 |
| 2024 | £660,000 | £701,716 | 145 |
| 2023 | £750,000 | £824,067 | 146 |
| 2022 | £656,200 | £769,469 | 184 |
| 2021 | £592,500 | £750,181 | 189 |
| 2020 | £650,000 | £843,388 | 130 |
| 2019 | £630,000 | £825,779 | 143 |
| 2018 | £627,500 | £836,469 | 112 |
| 2017 | £600,000 | £818,340 | 137 |
| 2016 | £581,100 | £812,965 | 144 |
| 2015 | £630,000 | £890,190 | 165 |
| 2014 | £622,000 | £882,416 | 207 |
| 2013 | £471,200 | £678,010 | 181 |
| 2012 | £372,500 | £548,273 | 142 |
| 2011 | £415,000 | £626,490 | 173 |
| 2010 | £361,500 | £566,925 | 206 |
| 2009 | £320,000 | £514,403 | 140 |
| 2008 | £377,000 | £617,983 | 119 |
| 2007 | £350,000 | £593,697 | 278 |
| 2006 | £296,500 | £514,686 | 304 |
| 2005 | £250,000 | £444,899 | 259 |
| 2004 | £250,000 | £454,049 | 215 |
| 2003 | £225,000 | £414,505 | 195 |
| 2002 | £232,000 | £436,506 | 255 |
| 2001 | £205,000 | £394,102 | 206 |
| 2000 | £180,000 | £353,250 | 211 |
| 1999 | £160,000 | £318,872 | 255 |
| 1998 | £130,000 | £262,414 | 228 |
| 1997 | £112,500 | £230,715 | 252 |
| 1996 | £97,200 | £204,990 | 228 |
| 1995 | £95,500 | £207,602 | 174 |
In cash terms the typical N5 2 home went from £95,500 in 1995 to £597,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 188%, 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 33% 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 N5 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 2014 (+32.0% on the year before); the weakest, 2009 (−15.1%). 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) | −9.6% | −11.7% |
| 5 years (since 2021) | +0.2% | −4.4% |
| 10 years (since 2016) | +0.3% | −3.0% |
| 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 N5 2
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 44 sales completed in N5 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 240 sales a year before the financial crisis and 138 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.
Reading the N5 2 market
Only 44 sales completed here in the last twelve months of data, which makes N5 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.
The rental side of N5 2
For renting purposes N5 2 sits in Islington. The ONS average private rent there is £2,828 a month (May 2026). The spread runs from £2,144 a month for a typical one-bed to £4,176 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Islington
ONS Price Index of Private Rents, May 2026.
Set against the £597,500 median sold price, £2,828 a month is £33,936 a year, a gross yield of 5.7%: 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.
N5 2 (Highbury): the questions that come up
Are property prices falling in N5 2 (Highbury)?
Is N5 2 (Highbury) a good place to buy a house?
How much did a house sell for in N5 2 (Highbury)?
Where do N5 2 prices go next?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 20% 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.
N5's current homes for sale
This is what you could actually buy today: 109 homes currently on the market from 12 agents publishing to HomesIndex.
These cover the whole N5 district, not just N5 2: live asking prices are collected per district.
24% 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" 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 →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in N
Real sold prices by size across the N area, straight from the Land Registry record. 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. 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.
Winners and losers across the N area, five years
Cash-terms risers and fallers across the area; click any row for that district's full 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 1 | £578,000 | 45 |
Zoom out to the full N5 district report for the type split, monthly volumes and how N5 compares with its neighbours.
Before you sell in N5 2: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at N5 2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim N5 2.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to N5 2. Free after a one click sign in.
Two maps carry on from here: every N5 2 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.