2 bed flat for sale

Highbury Stadium Square, London N5

A landmark duplex penthouse with an extraordinary sporting heritage


Occupying a privileged position within the iconic Highbury Stadium Square development, this exceptional two-bedroom duplex penthouse presents a rare opportunity to acquire a distinctive London residence within the historic former home of Arsenal Football Club.

Situated in the original West Stand of the celebrated Highbury Stadium, the apartment combines extraordinary architectural and sporting heritage with contemporary residential accommodation, substantial private outdoor space and the convenience of one of north London's most established neighbourhoods.

Arranged across the fifth and sixth floors, the apartment offers approximately 1,248 sq ft (115.9 sq m), as stated on the supplied floorplan. The accommodation includes a principal bedroom with en-suite bathroom, a guest bedroom, a second full bathroom with walk-in shower, an additional WC, a fifth-floor light well and a generous private roof terrace.

The property further benefits from secure underground parking space.

The unusual split-level arrangement provides a welcome separation between the principal sleeping accommodation and entertaining space, creating a home suited to both comfortable everyday living and social occasions.

Highbury Stadium Square occupies a truly distinctive position in London's residential landscape. Carefully redeveloped following Arsenal's departure in 2006, the former football stadium retains important elements of its celebrated architecture, while the original playing field has been transformed into a landscaped communal garden.
Fifth floor - private bedroom accommodation



The fifth floor accommodates the principal bedroom with en-suite bathroom, a guest bedroom, a second full bathroom with walk-in shower and a storage cupboard. The principal bedroom benefits from a light well, while the additional WC is located on the sixth floor.

The arrangement provides a dedicated sleeping level, conveniently separated from the principal reception and entertaining accommodation above.

Principal bedroom - approximately 13'11" × 12'10" (4.24M × 3.90M)

The principal bedroom provides generously proportioned accommodation, with space for a super king bed and complementary bedroom furnishings. A light well brings ample natural light into the room, adding to its comfortable, private feel.

Its arrangement creates a comfortable and private retreat within the apartment, while its position on the bedroom level enhances the practical flow of the accommodation.

Second bedroom - approximately 12'6" × 12'1" (3.81M × 3.68M)

The second bedroom offers similarly appealing proportions and provides flexibility for a variety of household requirements. Skylights bring ample natural light into the room and create a real feature.

It is well suited to use as a further double bedroom, guest accommodation or a dedicated home office, according to individual requirements.
Principal bathroom and additional facilities


The principal bedroom benefits from an en-suite bathroom. The fifth floor also has a second full bathroom with a walk-in shower, providing a separate facility for the guest bedroom and visitors.

A storage cupboard adds useful household space. The additional WC and washbasin are located on the sixth floor.
Fifth-floor light well


The fifth-floor light well, also described as an atrium, brings ample natural light to the bedroom accommodation and provides an appealing architectural feature.

Sixth floor - open-plan living and entertainingkitchen / reception room - approximately 25'3" maximum × 21'9" (7.69M × 6.63M)

The upper floor forms the principal social and entertaining heart of the residence.

An impressive open-plan kitchen and reception room creates a generous, versatile environment for relaxing, dining and entertaining.

The open-plan arrangement allows for clearly defined living and dining areas while maintaining a sense of openness and connection throughout the space.

The fitted kitchen is equipped with high-end appliances, including a wine cooler. A pantry and a utility cupboard with provision for a washing machine provide practical storage and laundry space. The dual-aspect outlook brings natural light into the upper-floor living space and frames views across the development and beyond.

An additional WC and washbasin are indicated on the upper floor, providing convenience without the need to return to the bedroom level.
Private roof terrace


Approximately 25'6" × 16'3" (7.77M × 4.95M)

Undoubtedly one of the property's principal attractions, the substantial private roof terrace provides an exceptional amount of outdoor space for an apartment in this established north London location.

Offering generous proportions, the terrace creates opportunities for outdoor seating, dining, entertaining and relaxation.

Whether enjoying morning coffee, informal gatherings or quieter moments outdoors, this impressive external area significantly enhances the appeal of the residence.
Secure underground parking space


The apartment benefits from secure underground parking space, providing valuable convenience within this established London residential setting.

The precise parking rights and arrangements are subject to confirmation through the relevant lease and management documentation.
Landscaped communal gardens and residential facilities


At the heart of Highbury Stadium Square lie beautifully landscaped communal gardens occupying the original footprint of Arsenal's former playing pitch.

The gardens retain the rectangular geometry of the historic football ground, providing a unique landscaped setting surrounded by the original East and West Stands and contemporary residential buildings.

Highbury Stadium Square is an established gated residential development known for its concierge arrangements, landscaped communal gardens and on-site leisure facilities.

The wider development includes a Fitness First gym and swimming pool are located within Highbury Stadium Square. Use of the facilities requires a separate paid membership, which is not included with the property. Subject to current management terms.

Location - highbury, north london

Highbury is one of north London's most established and desirable residential neighbourhoods, celebrated for its elegant Georgian and Victorian architecture, attractive tree-lined streets, independent businesses and excellent transport connections.

Highbury Stadium Square occupies a distinctive position within this historic neighbourhood, offering an exceptional residential setting within easy reach of Highbury Barn, Blackstock Road, Upper Street and the wider amenities of Islington.

The surrounding area combines an appealing neighbourhood atmosphere with a vibrant café and restaurant culture, independent shopping, extensive recreational opportunities and convenient access to central London.

Its proximity to King's Cross, Angel, Clerkenwell and the City further enhances its appeal for purchasers seeking an established residential environment with excellent connectivity.
Transport and commuting


Highbury Stadium Square benefits from convenient access to London Underground, London Overground and National Rail networks.

Arsenal Underground Station - Approximately 0.1–0.2 miles

Piccadilly line services towards King's Cross St Pancras, central London and Heathrow Airport.

Drayton Park Station - Approximately 0.3–0.4 miles

Great Northern railway services towards Moorgate and connections with the wider railway network.

Highbury & Islington Station - Approximately 0.8 miles (estimated)

Victoria line, London Overground and National Rail services, providing connections towards King's Cross, Oxford Circus, Stratford and other important London destinations.

Finsbury Park Station - Approximately 0.5 miles

Piccadilly and Victoria Underground lines, together with National Rail connections.

Holloway Road Underground Station - Approximately 0.5 miles

Additional Piccadilly line services, subject to operating arrangements and event-day restrictions.

The surrounding road network provides convenient access towards Islington, Camden, King's Cross, Clerkenwell, the City and other areas of central London.
Education and schooling


Highbury and the surrounding Islington district provide a broad selection of educational establishments, including primary schools, secondary schools, academies, sixth forms and further education facilities.
Primary schools


St John's Highbury Vale Church of England Primary School - Approximately 0.16 miles

Situated on Conewood Street, close to Highbury Stadium Square.

Gillespie Primary School - Approximately 0.24 miles

An established primary school serving the Highbury neighbourhood.

St Joan of Arc Catholic Primary School - Approximately 0.29 miles

A Catholic primary school serving families within the surrounding area.

Ambler Primary School - Approximately 0.36 miles

Situated on Blackstock Road, providing further primary education.

Drayton Park Primary School - Approximately 0.4 miles (estimated)

A local primary school serving Highbury and Drayton Park.

Highbury Quadrant Primary School - Approximately 0.5 miles (estimated)

An established primary school within the wider Highbury district.
Secondary schools


Highbury Fields School - Approximately 0.34 miles

An established secondary school situated within the Highbury district.

City of London Academy Highbury Grove - Approximately 0.6 miles

A secondary academy serving the local community.

Stoke Newington School and Sixth Form - Approximately 0.8 miles (estimated)

An additional educational establishment serving the surrounding area.
Sixth-form and further education


London Screen Academy - Approximately 0.41 miles

A specialist sixth-form institution offering education focused on the screen industries.

Highbury Fields School Sixth Form - Approximately 0.34 miles

Post-16 provision, subject to current course availability and admissions.

Stoke Newington School Sixth Form - Approximately 0.8 miles (estimated)

Further post-16 educational opportunities.

Additional educational establishments are available across Islington, Hackney and neighbouring London boroughs.

School catchment areas, admission arrangements and availability of places should be confirmed directly with the relevant education providers and the local authority.
Highbury - A distinguished footballing heritage



Highbury Stadium was the home of Arsenal Football Club for 93 years, from 1913 until 2006.

The club's arrival transformed Highbury into one of the most recognised names in English football, while the stadium became celebrated for its architecture, atmosphere and place in the history of the game.

The original ground was developed over time, with each stand contributing to the stadium's distinctive character.
The west stand


The West Stand opened in 1932 and formed an important part of the stadium's development during a period of significant growth for Arsenal.

Designed by Claude Waterlow Ferrier, the stand reflected the architectural ambition and modernist influences of the period.

Its structure included facilities for spectators and club operations, while its position along the western side of the ground gave it a prominent place within the stadium.

The West Stand is locally listed and was incorporated into the redevelopment of the site, preserving its architectural contribution to the modern residential square.
The east stand and marble halls


The East Stand opened in 1936 and was designed by Archibald Leitch and Claude Waterlow Ferrier.

The building was particularly distinguished by its Art Deco architecture, impressive entrance and celebrated Marble Halls.

These elegant spaces provided a memorable entrance for players, officials and visitors.

The East Stand also housed offices, dressing rooms and other important facilities associated with Arsenal Football Club.

Its architectural importance was later recognised through Grade II statutory listing.

Highbury's legendary clock end

A stadium clock was originally installed at the northern end of the ground in 1930.

When the North Bank was roofed in 1935, the clock was moved to the southern terrace, subsequently giving rise to the name Clock End.

Over time, the clock became one of the most recognisable symbols associated with Arsenal's historic stadium.
Almost A century of football history


From 1913 until 2006, Highbury witnessed generations of footballing history.

The ground hosted legendary Arsenal teams, memorable domestic and European encounters and the development of some of the sport's most influential figures.

Among the most celebrated periods was Arsenal's 2003–04 league campaign, when the club completed the Premier League season unbeaten under manager Arsène Wenger.

The stadium became known for its intimate atmosphere, with spectators positioned close to the playing surface and the four stands creating a distinctive enclosed setting.

The final match - 7 may 2006

After 93 years, Arsenal played their final competitive match at Highbury on 7 May 2006.

The club defeated Wigan Athletic 4–2, with Thierry Henry scoring a hat-trick in a memorable farewell.

Arsenal subsequently relocated to the newly constructed Emirates Stadium nearby.
The transformation into highbury square


Rather than allowing the historic stadium to disappear entirely, the redevelopment sought to preserve its architectural identity and sporting heritage.

Architects Allies and Morrison developed a scheme retaining and adapting the original East and West Stands while replacing the North and South Stands with contemporary residential buildings.

The project was completed in 2009.

The Grade II listed East Stand and locally listed West Stand were incorporated into the redevelopment, maintaining the architectural presence of the original arena.

The former pitch became a landscaped communal garden, retaining the rectangular arrangement of the historic playing surface.

The result was a distinctive residential square combining contemporary architecture with significant elements of London's sporting heritage.
Weststand apartments - A home within history



The position of 87 Weststand Apartments within the former West Stand provides an especially meaningful connection to Highbury's architectural and sporting heritage.

The original stand opened in 1932, during a period of remarkable transformation for Arsenal Football Club.

Today, its historic architecture forms part of a residential environment combining traditional character with contemporary accommodation, landscaped gardens and modern amenities.

With its duplex arrangement, generous roof terrace and distinctive address, the property represents an opportunity to become part of the continuing story of one of London's most celebrated sporting landmarks.
The history and character of highbury


Highbury's history extends far beyond its association with Arsenal Football Club.

The name Highbury is associated with a medieval manor situated on elevated ground, with the area's early development reflecting its position to the north of the historic City of London.

During the 14th century, Highbury was associated with a substantial manor house connected to the Knights Hospitaller.

The manor was destroyed during the Peasants' Revolt of 1381.

For centuries, the surrounding district remained predominantly rural, characterised by agricultural land, scattered houses and open countryside.

During the 18th century, Highbury began attracting affluent London residents seeking a quieter environment away from the increasingly crowded city.

The construction of elegant Georgian terraces around Highbury Fields during the 1770s marked the beginning of the area's transformation into a prestigious residential neighbourhood.

Further development followed during the 19th century, with attractive Victorian houses, residential streets and public amenities establishing much of Highbury's architectural character.

Highbury Fields became a protected public open space in 1885, preserving an important area of greenery for residents.

The arrival of railway and Underground connections further encouraged residential growth, strengthening Highbury's relationship with central London.

Arsenal's arrival in 1913 added an entirely new dimension to the neighbourhood, making Highbury internationally recognised through football.

Today, Highbury retains a distinctive blend of Georgian and Victorian architecture, independent businesses, green spaces and established residential streets.

The transformation of the former football stadium into Highbury Stadium Square represents another chapter in the area's history, preserving a celebrated landmark while introducing a contemporary residential community.

Tenure: Leasehold
Local Authority: London Borough of Islington
Council Tax Band: F
Unexpired Lease Term: Approximately 234 years remaining as at 3 November 2026
Annual Service Charge: £5450 Pa
Ground Rent: £500 Pa

important notice & property disclaimer - Lastra Property Group ltd

General Information: These particulars have been prepared using information supplied by the seller, available documentation, managing agents, public records and third-party sources. Reasonable care has been taken to ensure information is accurate, clear and not misleading. Known material information will be communicated clearly and in a timely manner, and these particulars may be updated as further details become available.

Property Description and Condition: Descriptions are provided for marketing and identification purposes. Unless expressly stated, the agent has not carried out a structural survey or independently tested services, installations, heating, electrical systems, plumbing, drainage or appliances. Known material defects, restrictions and other relevant matters will be disclosed in accordance with applicable law.

Measurements and Floorplans: All dimensions, floor areas and distances are approximate. Floorplans are illustrative and may not be to scale. Purchasers should confirm precise measurements where these are important to their decision. The basis of any quoted floor area, including whether it includes external accommodation or ancillary space, should be checked.

Photography, ai Enhancement and Virtual Staging: Some photographs in these particulars have been digitally enhanced using artificial intelligence (ai) to tidy presentation, including removing loose personal belongings and clutter and straightening bedding. These images illustrate a tidier presentation rather than the exact appearance at the time of photography. Ai-enhanced images are identified and displayed alongside original, unedited photographs so that purchasers can compare them with the property's actual appearance and condition. Any virtual furnishing or proposed alterations will be separately identified as illustrative and may not exist or be included in the sale. Digital editing must not conceal defects, add permanent features that do not exist, or materially misrepresent the property's dimensions, layout, fitted features, condition, outlook or surroundings. This disclosure does not limit the seller's or agent's responsibility to provide accurate and non-misleading marketing information.

Leasehold and Financial Matters: Information concerning the remaining lease term, service charges, ground rent, reserve funds, planned major works, building insurance, management arrangements, restrictions and financial liabilities is based on the information available and remains subject to documentary confirmation. Known material costs, planned works and liabilities will be disclosed as required by law. Purchasers should ask their legal adviser to review the lease and relevant management information.

Building Safety and Planning: Applicable fire safety, external wall, cladding, EWS1, Building Safety Act, remediation, heritage, planning and regulatory matters require appropriate documentary verification. An EWS1 form is not itself a guarantee of building safety. Known material safety concerns, restrictions and associated financial liabilities will be appropriately disclosed.

Parking and Communal Facilities: The legal allocation, ownership, transferability and rights relating to the two underground parking spaces must be confirmed through the relevant title and lease documentation. Access to communal gardens, concierge services, leisure facilities and other amenities is subject to the lease and current management arrangements, including any relevant charges, availability or restrictions.

Services and Environmental Matters: Information concerning utilities, EPC ratings, broadband, mobile coverage, flood risk, drainage and environmental matters should be considered alongside appropriate certificates, searches and professional reports. Known material information will be disclosed, and any material information awaiting verification will be identified accordingly.

Schools, Transport and Amenities: Information about local amenities, educational establishments, transport services and local history is provided for general guidance using available sources. Distances are approximate and, unless stated otherwise, are straight-line distances rather than walking or driving distances. School admissions, catchment areas, transport timetables and the availability of amenities may change. Purchasers should confirm details that are important to their decision with the relevant provider or authority.

Fixtures and Sale Terms: Furniture, appliances and other items shown in photographs are not necessarily included in the sale. Inclusions and exclusions will be determined by contractual documentation. All offers are subject to contract until exchange.

Purchaser Enquiries: Prospective purchasers are encouraged to inspect the property, raise relevant questions and obtain appropriate legal, surveying and specialist advice. This does not remove the seller's or agent's responsibility to provide accurate material information or correct misleading statements.

Consumer Protection and Statutory Rights: Lastra Property Group Ltd acknowledges its obligations under applicable consumer protection legislation, including the Digital Markets, Competition and Consumers Act 2024. Nothing in these particulars excludes or restricts liability for fraud, fraudulent misrepresentation, misleading statements, material omissions or any other liability that cannot lawfully be excluded or restricted. These particulars constitute marketing information and do not themselves form a contract.

Lastra Property Group ltd
Residential Sales | Lettings | Property Management

EPC Rating: C

Location

Highbury is one of north London's most established and desirable residential neighbourhoods, celebrated for its elegant period architecture, leafy streets, independent businesses and excellent transport connections.

Highbury Stadium Square occupies a distinctive position within this historic district, offering a peaceful residential setting within easy reach of the vibrant amenities of Highbury Barn, Blackstock Road and Islington's Upper Street.

The surrounding area offers an excellent selection of independent boutiques, cafés, restaurants, traditional public houses and everyday shopping facilities, while nearby Highbury Fields and Clissold Park provide attractive green spaces for walking, relaxation and recreation.

Transport connections are particularly convenient, with Arsenal Underground Station serving the Piccadilly line, Drayton Park providing Great Northern services, and Highbury & Islington offering Victoria line, London Overground and National Rail connections.

The neighbourhood also benefits from proximity to King's Cross, Angel, Clerkenwell and the City, making it an appealing location for those seeking a balance between established residential character and central London accessibility.

Combining architectural heritage, neighbourhood character, green spaces and excellent connectivity, Highbury continues to offer an exceptional north London lifestyle.

Combining architectural heritage, neighbourhood character, green spaces and excellent connectivity, Highbury continues to offer an exceptional north London lifestyle.

Parking - Secure Gated

Parking space 283

Disclaimer

Important Notice

These particulars are carefully prepared and are intended to provide a general guide only. They do not constitute any part of an offer or contract and should not be relied upon as statements of fact.

All descriptions, measurements, floor plans, distances and other details are given in good faith but are approximate. Prospective purchasers or tenants should satisfy themselves as to the accuracy of all information through inspection or other appropriate means.

Information relating to tenure, services, planning permissions and fixtures and fittings has not been verified and should be independently confirmed.

Lastra Property Group gives no warranty and accepts no responsibility for any errors, omissions or misstatements.