Local market reports › N area › N5
Highbury market report N5, London
The N5 (Highbury) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 12,271 sales recorded by HM Land Registry in N5 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 89 registered 2026 sales put the N5 (London) median at £595,000, down 12% on five years earlier, with a mean of £832,800, and by floor area homes here have averaged about £10,100 per square metre over the last five years. Everything rests on 12,271 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
N5 is a postcode district covering Highbury, Highbury Fields in London. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where N5 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.
N5 sold prices: where the market stands
In the N5 property market, the 2026 median sale price is £595,000, from 89 registered sales; the mean, the "average house price" most sites quote, is £832,800, sitting 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
Measured by floor area, the last five years of N5 sales average about £10,100 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so N5 trades 109% above the country as a whole.
N5's median sold price, 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 | £595,000 | £595,000 | 89 |
| 2025 | £700,000 | £716,739 | 323 |
| 2024 | £685,000 | £728,296 | 301 |
| 2023 | £735,000 | £807,586 | 283 |
| 2022 | £732,500 | £858,940 | 330 |
| 2021 | £676,000 | £855,903 | 363 |
| 2020 | £700,000 | £908,264 | 284 |
| 2019 | £635,500 | £832,988 | 275 |
| 2018 | £615,000 | £819,807 | 253 |
| 2017 | £638,000 | £870,168 | 289 |
| 2016 | £624,000 | £872,982 | 308 |
| 2015 | £635,000 | £897,255 | 323 |
| 2014 | £605,000 | £858,298 | 457 |
| 2013 | £500,000 | £719,450 | 523 |
| 2012 | £433,200 | £637,616 | 392 |
| 2011 | £420,000 | £634,038 | 382 |
| 2010 | £390,000 | £611,620 | 499 |
| 2009 | £350,000 | £562,628 | 461 |
| 2008 | £360,000 | £590,116 | 524 |
| 2007 | £373,100 | £632,882 | 536 |
| 2006 | £335,000 | £581,517 | 541 |
| 2005 | £283,800 | £505,050 | 428 |
| 2004 | £275,000 | £499,454 | 391 |
| 2003 | £245,000 | £451,349 | 328 |
| 2002 | £249,000 | £468,491 | 473 |
| 2001 | £230,000 | £442,163 | 410 |
| 2000 | £195,000 | £382,688 | 371 |
| 1999 | £170,000 | £338,801 | 558 |
| 1998 | £145,000 | £292,693 | 427 |
| 1997 | £120,000 | £246,096 | 453 |
| 1996 | £108,000 | £227,767 | 376 |
| 1995 | £105,000 | £228,254 | 320 |
In cash terms the typical N5 home went from £105,000 in 1995 to £595,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 161%, a genuine increase in what a home here costs. The real-terms peak came in 2020, and today's median remains roughly 34% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the N5 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 (+21.0% on the year before); the weakest, 2026 (−15.0%). 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) | −15.0% | −17.0% |
| 5 years (since 2021) | −2.5% | −7.0% |
| 10 years (since 2016) | −0.5% | −3.8% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 76% of the typed total. In 2011, the last year both were recorded here, a detached home traded at £650,000 against £368,000 for a flat, 1.8 times the price.
Median by property type, N5
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £650,000 (2011) | – | 26 |
| Semi-detached | £2,650,000 (2025) | – | 360 |
| Terraced | £1,607,500 | 14 | 2,541 |
| Flats | £562,500 | 72 | 9,273 |
Transaction volumes
The year-by-year sales count
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.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 217 N5 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 435 sales a year before the financial crisis and 265 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Rents around N5
For renting purposes N5 sits in Islington. The ONS average private rent there is £2,828 a month (May 2026). 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.
£2,828 a month is £33,936 a year, which against the £595,000 median sold price makes a gross yield of 5.7%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Common questions on N5 (Highbury)
Is N5 (Highbury) a good place to buy a house?
How much did a house sell for in N5 (Highbury)?
Are property prices falling in N5 (Highbury)?
The questions people bring to N5 (Highbury)
These are the recorded searches for the wider N report family, answered with this page's own figures.
One real search that lands here: what are current house prices in north london and have they increased since 2020
. The record's answer: the N5 (Highbury) median was £700,000 in 2020 and £595,000 in 2026, down 15% in cash and down 34% in today's money.
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.
What happens to N5 prices now?
No honest page predicts prices, so this one sticks to the record: the median is down 12% over five years in cash but down 30% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in N5 today
Everything above is what homes in N5 sold for. Turning to what is actually available: 109 homes on the market right now, from 12 agents publishing to HomesIndex, at a typical asking price 18% above the N5 median sold price.
Of everything listed here, 24% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
"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 →
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. 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%) | — |
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
N5 ranks 20 of 23 in the N area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the N area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside N5, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| N5 1 | £578,000 | 45 |
| N5 2 | £597,500 | 44 |
How N5 compares nearby
Same city, different markets. The neighbouring districts of the N area, dearest first:
| District | Median | 5-year |
|---|---|---|
| N1C | £1,000,000 | -3% |
| N2 | £712,500 | +4% |
| N6 | £685,000 | -16% |
| N14 | £682,500 | -4% |
| N10 | £642,500 | -5% |
| N1 | £627,500 | -10% |
| N20 | £616,500 | -14% |
| N22 | £607,500 | +18% |
| N19 | £602,500 | +8% |
| N21 | £602,500 | -7% |
| N5 (this report) | £595,000 | -12% |
| N3 | £587,500 | -13% |
| N4 | £570,000 | -1% |
| N8 | £560,000 | +2% |
| N15 | £557,500 | +3% |
| N12 | £550,000 | -11% |
| N16 | £546,000 | -6% |
| N13 | £545,000 | +5% |
| N7 | £525,000 | -6% |
| N11 | £525,000 | +4% |
| N17 | £450,000 | -5% |
| N18 | £425,000 | +8% |
| N9 | £406,000 | +7% |
Thinking of selling in N5? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in N5, open the average prices map and zoom from the N5 shading down to the sold homes on your own street. Every recorded N5 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 N5.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about N5. Free, with a one click sign in.
Two maps carry on from here: every N5 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.