# 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)