6 bed HMO/Multi-Let for sale

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Fully let HMO and two flats, £132,600 pa, Barnsbury N1

Six units · £11,050 pcm · back-to-brick refurbishment · Barnsbury Conservation Area

This is a fully refurbished, income-producing corner house of 2,036 sq ft over four floors, a short walk from King’s Cross and Angel. The building has been converted from six dated studio rooms into a four-bedroom en-suite HMO with a communal kitchen, plus two self-contained one-bedroom flats. All six units are let, producing £11,050 per month (£132,600 per year).

Corporate sale with HMO licence in place

The property is held in a special purpose vehicle (SPV). The buyer can acquire the company rather than the property itself. A share purchase attracts stamp duty of 0.5% of the share price, rather than Stamp Duty Land Tax on the property. The HMO licence is held by the SPV, so it stays with the company on a share sale. Buyers should take their own tax and legal advice.

Islington Council issued a five-year HMO licence on 6 October 2026. It runs until 26 May 2031 and permits up to 9 people living as 6 households.

The works were completed in August 2025. They were a full back-to-brick refurbishment rather than a cosmetic refresh:

- full rewire with a new consumer unit
- new heating system and plumbing throughout
- Soundbloc acoustic wall linings, with acoustic insulation between the studs
- enhanced acoustic floors, with suspended ceilings on acoustic hangers
- fire doors with closers to every room, flat and the kitchen
- a fire alarm system

All six shower rooms have been rebuilt. The HMO en-suites are fully tiled in Porcelanosa, with glass enclosures, wall-hung WCs and vanity basins. The rooms have Porcelanosa wood-effect flooring, track lighting, fitted wardrobes, desks and wall-mounted TVs.

Accommodation (approximate room sizes)

Lower ground floor: 641 sq ft

- Suites 1 & 2: two en-suite double rooms of approx. 3.97m x 3.63m (13'0 x 11'11) and 3.70m x 3.00m (12'2 x 9'10).
- Communal kitchen/diner: approx. 6.56m x 2.19m (21'6 x 7'2). It is a galley kitchen with a dining area under two rooflights. It has navy handleless units, two ovens, two induction hobs and two full-height fridge-freezers.

Raised ground floor: 451 sq ft. Flat A (Suite 3), self-contained one-bed

- Kitchen/living room: approx. 3.82m x 3.13m (12'6 x 10'3)
- Bedroom: approx. 3.59m x 3.03m (11'9 x 9'11)
- Shower room

First floor: 472 sq ft. Flat B (Suite 4), self-contained one-bed

- Kitchen/living room: approx. 5.30m x 3.20m (17'5 x 10'6)
- Bedroom: approx. 3.60m x 3.00m (11'10 x 9'10)
- Shower room

Second floor: 472 sq ft

- Suites 5 & 6: two en-suite double rooms of approx. 4.01m x 3.33m (13'2 x 10'11) and 3.72m x 3.60m (12'2 x 11'10).

Outside

- Rear patio of approx. 8.67m x 4.23m (28'5 x 13'11), with a picnic table and bike stands.

Location
The house is at the end of the road from Caledonian Road & Barnsbury Overground. Highbury & Islington (Victoria line, Overground and National Rail) and Caledonian Road (Piccadilly line) are each about 0.4 miles away, and Angel (Northern line) is close by. Upper Street is 0.3 miles away. King’s Cross, with offices for Google, Meta and Universal Music and the Central Saint Martins campus, is one stop on the Piccadilly line. Highbury Fields and the Regent’s Canal are also nearby. The location gives strong tenant demand from professionals and students.