3-bedroom flat · N1 1RG
To rentListed 456 days · slow let
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Quoted from riba ...Historically, pocket parks made on post war bombsites became highly valued by their local communities; It is apposite that, when this former bomb site on the corner of Islington’s Upper Street and Barnsbury Street was finally redeveloped, that the building so artfully created for it, is destined to become a memorable London landmark.
Contributing to the streetscape with remarkable delight this intervention is a 1:1 cast monument and memory to the Victorian terrace which previously existed on this plot.
The terracotta tinted concrete facades deftly play with the themes of memory; actual, imagined, created, true and false.
Painstakingly cast into machine milled polystyrene moulds constructed from photographs and a digital 3D survey of the mirror corner at the other end of the terrace, it creates, rather than re-creates, sculptural facades which are both energetic and reposeful.
Housing a beautifully curated contemporary shop at ground floor with working ateliers and apartments above, each space has been intelligently carved out with airy double height volumes and vistas into space beyond.
Apartments are accessed from Barnsbury Street via a secret hinged section of the façade which leads through to a glazed passage providing an unexpected backstage view of the shop.
The property is split level and arranged over the second/third floors and offers totally unique living space with both levels connected via an impressive wide steel staircase leading to the second bedroom, further work space or third bedroom.
Accessed via Barnsbury Street through a secret hinged section of facade and all within easy reach of both Highbury & Angel Tube stations.
Value & comps
No previous sales on record.
Rental comparables are shown in the Rental section below. Sold comparables remain for area capital context only.
Returns
Short-let restrictions apply
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Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
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FAQ
About 168, Upper Street, London
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