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Flat C, 20 Highbury Grove, London, N5 2EA

UPRN:5300043570Converted Flat2 bedsBuilt before 1900
LeaseholdCouncil Tax: Band EEPC: E (49)
Data freshness:Listing· 1mo agoListing: ageing, refreshed 1mo ago (2026-09-28T04:00:02.299619+00:00)Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T14:03:52.134228+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:07:48.145034+00:00)Ownership· freshOwnership: fresh, refreshed yesterday (2026-11-06T18:34:39.595484+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
Flat C, 20 Highbury Grove, London, N5 2EA

HP Score

Strong
Verdict
yesterday
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
19 of 21 sources
Sale Estimate
£831,000
£748k - £914kMedium
Estimate
£831k
Range
£748k – £914k
Rent Estimate (pcm)
£3,800
£3k - £4k
Monthly
£3,800
Yield
5.49%

Verdict

Derived from HomePortfolio scores

Flat C earns an INVESTIGATE rating with HP Score 75/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (87/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
75/ 100
Strong
Investment Score
63/ 100
Moderate
Crime Score
35/ 100
Elevated
Walkability
87/ 100
Excellent
Transit & Bike
Transit 62Bike 77
Walk Score, out of 100

Valuation & Market

Sale Estimate£831,000
Rent Estimate (pcm)£3,800
Gross Yield5.49%
1y Growth-
3y Growth-2.9%
5y Growth-0.5%
10y Growth+0.4%
Last Sold Price-
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseHigh
View Full Risk Report

Planning Activity

Recent Apps
0N5 2EA
Approval Rate
-12mo
Development
low
  • P2026/2884/TRE
    TPO Tree T1 - Eucalyptus - Prune to clear building by 3m by removal of smaller diameter branches - this tree leans towards, and grows over the roof of the adjacent property - this work is required to maintain clearance from the property Non TPO trees - T2, T3, Leylandii - remove all growth overhanging property to rear (2m approx. lateral branch removal)
    Pending
  • P2026/2877/TRE
    T1 - Lime - reduce crown to points of previous reduction - 3m approx. branch removal. Thin crown by 20-25% by removal of epicormic growth. Crown lift to 6m (epicormic growth only)
    Pending
  • P2026/2876/TRE
    T1 - Norway Maple - Reduce height by up to 2.5 m, side growth by 1-2m., back to living growth points to create a natural crown shape. Remove dead branches. Crown lift by 1m Reasons for work -safety grounds the tree has considerable die back in the upper crown and some signs of decay/structural weakness
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership70.5%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change-
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
17 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£47,411
Population Density-
Owner Occupied38%
Age Distribution
0-15 15%16-64 74%65+ 11%
View Area Profile

Schools Nearby

  • City of London Academy Highbury Grove
    0.1 mi
    Good
  • Samuel Rhodes MLD School
    0.1 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • The London Screen Academy
    0.2 mi
    -
  • Highbury Fields School
    0.2 mi
    Outstanding

1 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • 20A Highbury Grove
    -
    £1.25M
    -
  • 24A Highbury Grove
    -
    £775k
    -
  • 20A Highbury Grove
    -
    £930k
    -
  • 24A Highbury Grove
    -
    £1.00M
    -