Hornsey Rise Gardens, Islington

Brickworks says

This two-bedroom Edwardian conversion has been cleverly reworked for modern living without losing its charm. Storage is taken seriously here; custom-built and everywhere, stoically making life run smoothly. The principal bedroom sits at the front, where a south-facing bay window pulls in light, while the living room is located at the back, with high ceilings, a working fireplace and beautiful views over greenery.

The second bedroom is currently set up for children, complete with a sweet sleeping nook created by a dividing wall, though it adapts easily — office, guest room or something in between. And the kitchen is unapologetically practical in the best way: vein-cut limestone underfoot, wall-to-wall cabinetry from floor to ceiling, and a dining spot set by the window overlooking green. Outside, a side passage leads to the flat's raised and decked garden, framed by low-maintenance planting and climbers.

London's longest linear nature reserve — the Parkland Walk — is just behind the flat and, nearby, there’s the always-open corner shop, morning coffee from Café Merro and weekend bread runs to Sourdough Sofia. Evenings rotate between The Shaftesbury Tavern, The Kings Head and Railway Tavern, with cocktails at Little Mercies or a pint at The Robin. Crouch Hill station is a short walk away, when you need to get further afield.

The owners say

Hornsey Rise Gardens is a friendly neighbourly street with many young families whose children attend the local primary schools. We are a few minutes’ walk to Crouch End with all its supermarkets, coffee shops, pubs and independent stores. The house has a spacious and tidy entrance hall with a wide staircase leading up to the flat.

The flat has an atypical layout with high ceilings and plenty of natural light. From the lounge and the kitchen, we have lovely views to the back onto gardens, where all you can see is green space. Just behind the house is the Parkland Walk where you can go walking or jogging in the mornings. We like having a separate dine-in kitchen, from where we watch the squirrels and cats play around as we cook and eat our meals.

In the winter we love snuggling on the couch in the lounge, having a drink and enjoying the working fireplace. As the lounge is separate from the kitchen-diner, it doubles up as a guest room. We have installed a wall-bed so guests can sleep comfortably on a proper double mattress. In the summer we like to barbecue in our garden and enjoy the wild green space at the back of the property. Our boys love playing football back there. Another great thing about the flat is its proximity to transport; you can walk to Archway or take the W7 to Finsbury Park, or walk down to the overground station at Crouch Hill.

Points to consider

Energy Performance Certificate (EPC):
Current Energy Rating C. Potential Energy Rating C.

Council Tax:
Band D in the borough of Islington.
£2,107.87 in 2026/27.

Utilities:
Current monthly costs are approx:
Electricity & Gas £126
Water £50
These figures naturally change seasonally.

Tenure:
Share of Freehold. The other two freeholders are the owners, and current occupiers, of the other two flats in the building. They are in the process of extending the lease to 999 years.

Service charge:
None.

Ground rent:
None.

Neighbours:
In the building, there are 3 flats in total.

Ews1:
The building is exempt.

Recent work:
The current owners have completely re-plumbed and rewired the flat, installing a smart heating system in the process. They have also insulated and soundproofed the floors and ceilings, fitted new flooring throughout, installed a new bathroom and kitchen, created a generous supply of built-in storage, and realigned doors to create a dual aspect.

Getting around:
Crouch Hill (Zone 3) is around 10 minutes away on foot, served by the London Overground (Gospel Oak to Barking Riverside). Archway (Zones 2+3) is about a 15-minute walk, with direct, high-frequency services into central London via Bank or Charing Cross. It’s also easy to get to Finsbury Park on the W7 bus (Victoria & Piccadilly lines, and National Rail, Zone 2).

Onward plans:
The current owners now have a young family, and are looking to move closer to local secondary schools.

Anything else:
This home combines modern technology with thoughtful design to enhance everyday living. A bespoke lighting system with dimmable circuits highlights key areas, while an upgraded electrical setup provides ample plug and USB outlets throughout. Smart heating allows individual room control via mobile, complemented by an automated garden watering system managed from the kitchen. A concealed hydraulic wall-bed is seamlessly integrated into the lounge joinery, and the bathroom features underfloor heating and a heated mirror for added comfort. High-quality finishes complete the space, including a vein-cut limestone kitchen floor and bespoke extra-wide engineered oiled oak flooring throughout.

The legal bit

While we strive to create true-to-life photographs, floor plans and descriptions, our marketing material is only a guide. Purchasers should always visit in person, ask relevant questions and triple-check details. Brickworks takes our duty of care incredibly seriously and takes all reasonable steps to ensure all presented information is correct. However, we sometimes rely on the accuracy of the information provided to us by the seller and others. Also, please note that we often round up/down total floor plan measurements and/or use approximate distances.