Terraced 2 sales on record

29 MALVERN ROAD

LONDON, HARINGEY, GREATER LONDON, N17 9HH

£671,000

Location

Map view View on Google Maps View on OpenStreetMap Street View N17 9HH

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	William Hill	0.2 miles
Bus stop	Park View Road	0.2 miles
Train station	Bruce Grove	0.2 miles
Hospital	North London Hospice Winchmore Hill	2.6 miles
University	Arden University Stratford Campus	4.1 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

87 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£671,000 Apr 2026

Price per m²

£7,713/m²

Local average

£562,227 (45 sales)

Street crime

1130 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 30/11/2016

Expiry date: 29/11/2026

Current heating cost: £658/year

Potential heating cost: £573/year

Est. upgrade cost to C: £20,545

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£45)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	17/04/2026	£671,000	Terraced	+45.9%	£668,381 to June 2026	View transaction
Sold	06/03/2017	£460,000	Terraced	—	£536,754 to June 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
listed	15/04/2026	£650,000
sold	01/01/2026	£671,000
sold	01/01/2017	£460,000

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
26 MALVERN ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HH	£820,000	20/03/2026	Terraced
47 LADYSMITH ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9AP	£580,000	04/12/2025	Terraced
13 MALVERN ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HH	£598,500	04/12/2025	Terraced
82 HOLCOMBE ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9AR	£555,000	21/03/2025	Terraced
118 SCALES ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9EZ	£600,000	14/06/2024	Terraced
76 HAMILTON CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9EW	£425,000	13/10/2023	Terraced
10 DAWLISH ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HP	£450,000	20/09/2023	Terraced
135 HAMILTON CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9HZ	£425,000	31/03/2023	Terraced
27 DAWLISH ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HN	£545,000	10/03/2023	Terraced
44 BULLER ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9BH	£554,700	29/11/2022	Terraced
43 BULLER ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9BH	£675,000	25/11/2022	Terraced
13 MALVERN ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HH	£597,500	17/08/2022	Terraced
40 HOLCOMBE ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9AS	£645,000	29/07/2022	Terraced
36 HOLCOMBE ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9AS	£600,000	25/07/2022	Terraced
134 HAMILTON CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9HZ	£420,000	21/07/2022	Terraced
38 PARK VIEW ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9AT	£590,000	16/06/2022	Terraced
13 MITCHLEY ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HG	£440,000	03/05/2022	Terraced
26 MALVERN ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HH	£500,000	30/09/2021	Terraced
92 SCALES ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9EZ	£591,250	28/09/2021	Terraced
64 SCALES ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9EZ	£540,000	23/09/2021	Terraced

Area average: £557,598 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 23.9%

10y growth 26.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Haringey. Series: Terraced. As of June 2026.

1y (index) 4%

5y (index) 15%

10y (index) 21%

Rental Range

Estimated market rent for Haringey. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,992/mo

Realistic £2,213/mo

Optimistic £2,434/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Cambridge: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Arnold Road, N15	£1,780/mo	2	0.33 miles	OpenRent
2 Bed Flat, Hale Works Apartments, N17	£2,800/mo	2	0.37 miles	OpenRent
2 Bed Flat, Hale Works Apartments, N17	£2,800/mo	2	0.38 miles	OpenRent

Average rent: £2,460/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%

Max investor price (0.8%) £350,000

Target investor price (1%) £280,000

Gross yield 5%

Cost-to-rent ratio 20×

Monthly cashflow £-147/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.9%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~134 m² (0.03 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	321
Anti-social behaviour	281
Vehicle crime	102
Other theft	78
Public order	71
Shoplifting	61
Theft from the person	60
Drugs	47
Burglary	39
Robbery	31
Bicycle theft	15
Other crime	14
Possession of weapons	8
Criminal damage and arson	2
Total incidents	1130

Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Hyland House School	Other	0.1 miles	Requires improvement — 7 Nov 2023
Holy Trinity CofE Primary School	Primary	0.2 miles	Outstanding — 24 Nov 2022
Harris Academy Tottenham	Other	0.3 miles	Outstanding — 18 Jul 2017
Welbourne Primary School	Primary	0.3 miles	Requires improvement — 17 Sep 2023
Bruce Grove Primary School	Primary	0.3 miles	Good — 20 May 2024

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
07/06/2017	05/05/2017	2	—
29/05/2017	05/05/2017	2	—

# 29 MALVERN ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HH

## Property details

- Slug: `0b0f92e` (address key hash: `0b0f92e731aeca137c5687dfc0c9221aff17cb2c`)
- Postcode: N17 9HH
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 87 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £671,000 Apr 2026
- Price per m²: £7,713/m²
- Local average: £562,227 (45 sales)
- Street crime: 1130 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £671,000
- Date: 2026-04-17
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 29/11/2026
- **Current heating cost:** £658/year
- **Est. upgrade cost to C:** £20,545

### Recommendations
- Q (£4,000 - £14,000)
- E (£45)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7708-0911-7249-4886-8970)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-17 | £671,000 | Terraced | +45.9% | £668,381 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-9ba3-8052-e063-4804a8c06ee4) |
| Sold | 2017-03-06 | £460,000 | Terraced | — | £536,754 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/4c4edfff-a472-1854-e050-a8c063054f34) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 29 MALVERN ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HH | £671,000 | 17/04/2026 | Terraced |
| 29 MALVERN ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HH | £460,000 | 06/03/2017 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [174492560](http://87.117.209.195:8080/listings/18d72f8)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-04-15 | £650,000 |
| sold | 2026-01-01 | £671,000 |
| sold | 2017-01-01 | £460,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 26 MALVERN ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HH | £820,000 | 20/03/2026 | Terraced |
| 47 LADYSMITH ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9AP | £580,000 | 04/12/2025 | Terraced |
| 13 MALVERN ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HH | £598,500 | 04/12/2025 | Terraced |
| 82 HOLCOMBE ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9AR | £555,000 | 21/03/2025 | Terraced |
| 118 SCALES ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9EZ | £600,000 | 14/06/2024 | Terraced |
| 76 HAMILTON CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9EW | £425,000 | 13/10/2023 | Terraced |
| 10 DAWLISH ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HP | £450,000 | 20/09/2023 | Terraced |
| 135 HAMILTON CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9HZ | £425,000 | 31/03/2023 | Terraced |
| 27 DAWLISH ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HN | £545,000 | 10/03/2023 | Terraced |
| 44 BULLER ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9BH | £554,700 | 29/11/2022 | Terraced |
| 43 BULLER ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9BH | £675,000 | 25/11/2022 | Terraced |
| 13 MALVERN ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HH | £597,500 | 17/08/2022 | Terraced |
| 40 HOLCOMBE ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9AS | £645,000 | 29/07/2022 | Terraced |
| 36 HOLCOMBE ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9AS | £600,000 | 25/07/2022 | Terraced |
| 134 HAMILTON CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9HZ | £420,000 | 21/07/2022 | Terraced |
| 38 PARK VIEW ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9AT | £590,000 | 16/06/2022 | Terraced |
| 13 MITCHLEY ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HG | £440,000 | 03/05/2022 | Terraced |
| 26 MALVERN ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9HH | £500,000 | 30/09/2021 | Terraced |
| 92 SCALES ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9EZ | £591,250 | 28/09/2021 | Terraced |
| 64 SCALES ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9EZ | £540,000 | 23/09/2021 | Terraced |

**Area average:** £557,598 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 23.9%
- **10y growth:** 26.8%

## House Price Index (HM Land Registry)

*Official index for Haringey; Terraced series; as of June 2026.*

- **1y growth (index):** 4%
- **5y growth (index):** 15%
- **10y growth (index):** 21%

## Rental Range

*ONS Price Index of Private Rents (Haringey). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,992/mo
- **Realistic:** £2,213/mo
- **Optimistic:** £2,434/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Arnold Road, N15 | £1,780/mo | 2 | 0.33 miles | OpenRent |
| 2 Bed Flat, Hale Works Apartments, N17 | £2,800/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Hale Works Apartments, N17 | £2,800/mo | 2 | 0.38 miles | OpenRent |

**Average rent: £2,460/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £350,000
- **Target investor price (1%):** £280,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,800/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20×
- **Monthly cashflow:** £-147/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.9%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 321 |
| Anti-social behaviour | 281 |
| Vehicle crime | 102 |
| Other theft | 78 |
| Public order | 71 |
| Shoplifting | 61 |
| Theft from the person | 60 |
| Drugs | 47 |
| Burglary | 39 |
| Robbery | 31 |
| Bicycle theft | 15 |
| Other crime | 14 |
| Possession of weapons | 8 |
| Criminal damage and arson | 2 |
| **Total incidents** | **1130** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Hyland House School | Other | 0.1 miles | Requires improvement — 7 Nov 2023 |
| Holy Trinity CofE Primary School | Primary | 0.2 miles | Outstanding — 24 Nov 2022 |
| Harris Academy Tottenham | Other | 0.3 miles | Outstanding — 18 Jul 2017 |
| Welbourne Primary School | Primary | 0.3 miles | Requires improvement — 17 Sep 2023 |
| Bruce Grove Primary School | Primary | 0.3 miles | Good — 20 May 2024 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #12375347
- **Address:** 29 Malvern Road, LONDON, N17 9HH
- **Certificate Issued:** 07/06/2017
- **Work Completed:** 05/05/2017
- **Items:** 2 window(s)

### FENSA Certificate #12372409
- **Address:** 29 Malvern Road, LONDON, N17 9HH
- **Certificate Issued:** 29/05/2017
- **Work Completed:** 05/05/2017
- **Items:** 2 window(s)