Highbury is a bit of a funny place. To the rest of London, it’s often just “that nice bit next to Angel,” but for those of us who live and breathe the N5 market, it’s a village that happens to be stuck inside a city. You’ve got the sprawling green of Highbury Fields, the posh cheese and butchers at Highbury Barn, and those rows of Victorian terraces that look like they’ve been pulled straight off a postcard. But buying here isn’t a casual affair. It’s competitive. You’ll find that Highbury estate agents are often dealing with “best and final” offers within a week of a house hitting the market, so you really need to have your ducks in a row. It’s a fast-paced environment where apartments start around the £650,000 mark and family homes routinely clear £1.5 million without breaking a sweat. If you’re serious about making this patch of North London your home, there are a few things you need to know that aren’t necessarily on the brochure.
1. Get Your Finances Sorted Yesterday
In a market like Highbury, being “ready” is the bare minimum. You can’t really go out and look at a stunning four-storey home on Baalbec Road unless you have an Agreement in Principle (AIP) ready to go.
Sellers here are often quite savvy; they’ve lived in their homes for twenty years and they aren’t interested in time-wasters. If two offers are on the table—one slightly higher but “unproven,” and one at the asking price with a mortgage ready to roll—the latter usually wins. We see this quite often. It’s about proving you can actually handle the premium prices that N5 commands.
2. The Match Day Reality
The “heart” of Highbury is generally the area around the Barn or the Fields, which is lovely. But you have to remember that you’re living in the shadow of the Emirates Stadium.
Match days are a thing. They aren’t a deal-breaker, but they fundamentally change the rhythm of the area for a few hours. The traffic near Drayton Park becomes a puzzle, and the local pubs like The Highbury Barn or The Gunners get properly lively. Buyers usually ask about the noise, and to be honest, it’s mostly just the sound of a crowd in the distance, but the congestion is real. If you’re someone who needs absolute silence on a Saturday afternoon, you might want to look at the streets tucked further away from the stadium.
3. Don’t Fear the Building Survey
Highbury is built on Victorian and Georgian history. Those houses are beautiful, but they’re old. They were built before anyone knew what double glazing or damp proofing was.
We always tell buyers: commission a Level 3 Building Survey. Don’t skip it. You might love the original cornicing and the marble fireplaces, but you won’t love the £20,000 bill for a new roof or the discovery of subsidence in the basement. Renovation costs in London are sky-high right now, so you need to know exactly what you’re taking on before you sign that contract.
4. The Shrinking School Catchment
Families flock to Highbury for the schools—Ambler Primary and Gillespie are huge draws. But here’s the kicker: because the area is so popular, the catchment areas have shrunk to almost tiny proportions.
Sometimes, being on the wrong side of the street can mean you’re out of the zone. We find that parents often assume they’re “safe” because they live within a ten-minute walk. Don’t bank on it. Check with Islington Council. Confirm the specific address. It’s a heartbreak we see quite often where people buy for the school only to find the “line” moved the year before.
5. Share of Freehold vs. Leasehold
If you’re looking at an apartment, you’re likely looking at a period conversion. A lot of these come as “Share of Freehold,” which is generally preferred, but it does mean you and your neighbours are responsible for the building.
If you’re looking at something more modern, like the apartments in Highbury Stadium Square (the old Arsenal ground), you’ll be dealing with a leasehold. Check the remaining years—aim for 90-plus—and be very clear on the service charges. In managed developments, these can be quite substantial. You don’t want to be surprised by a hefty monthly bill just for someone to mow the communal lawn and keep the concierge desk tidy.
6. Living in a Conservation Area
Large parts of Highbury are designated conservation areas. This is why the town looks so preserved and beautiful, but it can be a bit of a headache if you want to make changes.
Want to swap out those old, drafty sash windows for modern UPVC? You’ll likely be told no. Want to build a big, glass-box extension on the back? You’ll need to jump through a lot of hoops with the planning department. We suggest checking the local constraints before you plan your “dream renovation.” It preserves the value of the area, but it does limit your freedom to play with the architecture.
7. The Three-Station Test
It’s brilliant. But depending on where you are in N5, you might find yourself closer to Arsenal (Piccadilly Line) or Drayton Park (the direct link to Moorgate).
Test your commute. Don’t just look at it on a map. Do a trial run at 8:30 AM on a Tuesday. See how long it actually takes to get from your potential front door to the platform. Some parts of Highbury rely heavily on the buses, like the 19 or 43, which are great but can get caught in the Upper Street crawl. Make sure the transport links actually work for your specific workplace.
Buying in Highbury is a long game. It’s about securing a piece of one of London’s most stable and beautiful neighbourhoods.