# 34 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE

## Property details

- Slug: `3859951` (address key hash: `38599515220f3d87b8173b8ca84fefecad2cc33a`)
- Postcode: N15 4LE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 71 m²
- EPC rating: C
- Year built: England and Wales: before 1900
- Last sold: £618,000 Feb 2026
- Price per m²: £8,704/m²
- Local average: £697,568 (37 sales)
- Street crime: 1255 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £618,000
- Date: 2026-02-27
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 30/09/2035
- **Current heating cost:** £685/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0499-3955-3200-7365-2204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £618,000 | Terraced | +312% | £607,324 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-77d1-8922-e063-4804a8c094d0) |
| Sold | 2002-04-30 | £150,000 | Terraced | — | £584,030 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/0a726573-ec7b-4821-8d16-a0cfa6d1eeb6) |

*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 |
|---------|-------|------|------|
| 34 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE | £618,000 | 27/02/2026 | Terraced |
| 34 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE | £150,000 | 30/04/2002 | Terraced |

## Historic listings

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

- Matched listing: [167364662](http://87.117.209.195:8080/listings/72a9894)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £618,000 |
| listed | 2025-09-24 | £625,000 |
| sold | 2002-01-01 | £150,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 104 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JX | £550,000 | 19/12/2025 | Terraced |
| 137 BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SH | £910,000 | 14/11/2025 | Terraced |
| 135 BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SH | £377,000 | 05/09/2025 | Terraced |
| 97 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JZ | £652,000 | 21/08/2025 | Terraced |
| 52 BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SJ | £635,000 | 14/08/2025 | Terraced |
| 117 BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SH | £670,000 | 15/07/2025 | Terraced |
| 3 CLYDE CIRCUS, LONDON, HARINGEY, GREATER LONDON, N15 4LF | £429,000 | 31/10/2023 | Terraced |
| 70 BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SJ | £750,000 | 01/09/2023 | Terraced |
| 96 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JX | £580,000 | 31/08/2023 | Terraced |
| 2 JANSONS ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JU | £650,000 | 03/05/2023 | Terraced |
| 7 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE | £525,000 | 16/12/2022 | Terraced |
| 66 GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SN | £345,000 | 09/12/2022 | Terraced |
| 8 COLLINGWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4LD | £542,500 | 11/11/2022 | Terraced |
| 11 LOOBERT ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4LQ | £590,000 | 02/09/2022 | Terraced |
| 20 LOOBERT ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4LQ | £570,000 | 09/08/2022 | Terraced |
| 13 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE | £525,000 | 27/07/2022 | Terraced |
| 34 BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SJ | £485,000 | 08/07/2022 | Terraced |
| 65 GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SL | £480,000 | 15/06/2022 | Terraced |
| 88 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JX | £500,000 | 30/05/2022 | Terraced |
| 103 BEACONSFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SH | £681,000 | 04/05/2022 | Terraced |

**Area average:** £572,325 (20 sales)

## Capital growth trend

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

- **5y growth:** -20.6%
- **10y growth:** 26%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.7%
- **5y growth (index):** 16.6%
- **10y growth (index):** 22.6%

## Rental Range

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

- **Low:** £1,989/mo
- **Realistic:** £2,210/mo
- **Optimistic:** £2,431/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, West Green Road, N15 | £1,550/mo | 1 | 0.15 miles | OpenRent |
| 1 Bed Flat, Arnold Road, N15 | £1,495/mo | 1 | 0.24 miles | OpenRent |

**Average rent: £1,523/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £190,375
- **Target investor price (1%):** £152,300

*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 £1,523/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.8×
- **Monthly cashflow:** £-1,088/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.3%

*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:** Job (default Low)

[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 | 357 |
| Anti-social behaviour | 349 |
| Theft from the person | 87 |
| Vehicle crime | 86 |
| Shoplifting | 83 |
| Other theft | 82 |
| Public order | 79 |
| Drugs | 40 |
| Robbery | 28 |
| Burglary | 23 |
| Bicycle theft | 15 |
| Possession of weapons | 12 |
| Other crime | 11 |
| Criminal damage and arson | 3 |
| **Total incidents** | **1255** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Ambitious College | Other | 0.2 miles | — (No rating) |
| Seven Sisters Primary School | Primary | 0.4 miles | Good — 8 Mar 2016 |
| Holy Trinity CofE Primary School | Primary | 0.4 miles | Outstanding — 24 Nov 2022 |
| Harris Primary Academy Philip Lane | Primary | 0.4 miles | Outstanding — 24 Apr 2019 |
| Welbourne Primary School | Primary | 0.4 miles | Requires improvement — 17 Sep 2023 |