Flats/Maisonettes

FITZROY COURT FLAT 12 SHEPHERDS HILL

LONDON, HARINGEY, GREATER LONDON, N6 5RD

£680,000

Location

Map view View on Google Maps View on OpenStreetMap Street View N6 5RD

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Broughton Gardens	0.0 miles
Shop	Highgate Flowers	0.3 miles
Train station	Highgate	0.4 miles
University	Central Belsize Square	2.6 miles
Hospital	Moorfields at Hoxton	3.7 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£680,000 Feb 2026

Local average

£693,636 (44 sales)

Street crime

737 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/02/2026	£680,000	Flat	—	£664,858 to April 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
sold	01/01/2026	£680,000
listed	07/04/2025	£685,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
MOUNT LODGE FLAT 9 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QR	£630,000	09/01/2026	Flat
18 FLAT 11 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ	£410,000	12/12/2025	Flat
PANORAMA COURT, 56 FLAT 16 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RP	£625,000	14/11/2025	Flat
JAMESON LODGE, 58 FLAT 9 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RW	£625,000	31/10/2025	Flat
18 FLAT 4 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ	£355,000	09/07/2025	Flat
ALTIOR COURT FLAT 16 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ	£400,000	28/03/2025	Flat
17B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ	£685,000	12/12/2023	Flat
11 FLAT 2 STANHOPE ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5NE	£425,000	08/12/2023	Flat
FITZROY COURT FLAT 10 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RD	£640,000	30/10/2023	Flat
33A STANHOPE GARDENS, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5TT	£725,000	27/10/2023	Flat
PANORAMA COURT, 56 FLAT 13 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RP	£575,000	20/10/2023	Flat
11B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ	£724,000	28/09/2023	Flat
62 FLAT 3 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN	£905,000	06/09/2023	Flat
62 FLAT 1 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN	£2,200,000	15/08/2023	Flat
35 FLAT 4 HURST AVENUE, LONDON, HARINGEY, GREATER LONDON, N6 5TW	£750,000	11/08/2023	Flat
13 FLAT 3 STANHOPE ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5NE	£900,000	26/05/2023	Flat
62 FLAT 5 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN	£650,000	24/04/2023	Flat
ALTIOR COURT FLAT 29 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ	£140,000	27/01/2023	Flat
ALTIOR COURT FLAT 29 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ	£512,500	27/01/2023	Flat
FITZROY COURT FLAT 23 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RD	£470,000	20/12/2022	Flat

Area average: £667,325 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type and bedroom count.

Address	Price	Beds	Type	Distance
Hampstead Lane, London, N6	£795,000	2	Flat	0.82 mi

Capital growth trend

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

5y growth 7.3%

10y growth 14.8%

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

1y (index) -0.8%

5y (index) 3.9%

10y (index) 7.5%

Rental Range

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

Low £1,991/mo

Realistic £2,212/mo

Optimistic £2,433/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Huntingdon: 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, Hornsey Lane Gardens, N6	£2,995/mo	2	0.4 miles	OpenRent
2 Bed Flat, Stanhope Road, N6	£2,000/mo	2	0.41 miles	OpenRent
2 Bed Flat, Onslow Gardens, N10	£2,900/mo	2	0.52 miles	OpenRent
2 Bed Flat, Broadway Parade, N8	£2,250/mo	2	0.66 miles	OpenRent

Average rent: £2,536/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £321,875

Target investor price (1%) £257,500

Gross yield 4.5%

Cost-to-rent ratio 22×

Monthly cashflow £-385/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.3%

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

Job (default Low)

Street-level crime

Category	Count
Violence and sexual offences	194
Anti-social behaviour	169
Shoplifting	99
Vehicle crime	64
Other theft	45
Public order	40
Robbery	30
Theft from the person	30
Burglary	29
Bicycle theft	13
Drugs	13
Other crime	10
Possession of weapons	1
Total incidents	737

Within 1 mile during May 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
Highgate Wood Secondary School	Secondary	0.3 miles	Good — 16 Dec 2011
The Avenue Pre-Preparatory School and Nursery	Other	0.4 miles	— (No rating)
Whitehall Park School	Primary	0.5 miles	Good — 24 May 2017
Coleridge Primary School	Primary	0.5 miles	Outstanding — 20 Apr 2015
The Harington Scheme Ltd	Other	0.6 miles	— (No rating)

FENSA

No FENSA certificates found for this address.

# FITZROY COURT FLAT 12 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RD

## Property details

- Slug: `5731507` (address key hash: `5731507c45897929f68b5e992dc664dbdbdd822b`)
- Postcode: N6 5RD
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £680,000 Feb 2026
- Local average: £693,636 (44 sales)
- Street crime: 737 incidents within 1 mile (May 2026)

## Latest sale

- Price: £680,000
- Date: 2026-02-20
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £680,000 | Flat | — | £664,858 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-13c3-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| FITZROY COURT FLAT 12 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RD | £680,000 | 20/02/2026 | Flat |

## Historic listings

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

- Matched listing: [160361045](http://87.117.209.195:8080/listings/deb40d8)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £680,000 |
| listed | 2025-04-07 | £685,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MOUNT LODGE FLAT 9 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QR | £630,000 | 09/01/2026 | Flat |
| 18 FLAT 11 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ | £410,000 | 12/12/2025 | Flat |
| PANORAMA COURT, 56 FLAT 16 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RP | £625,000 | 14/11/2025 | Flat |
| JAMESON LODGE, 58 FLAT 9 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RW | £625,000 | 31/10/2025 | Flat |
| 18 FLAT 4 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ | £355,000 | 09/07/2025 | Flat |
| ALTIOR COURT FLAT 16 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ | £400,000 | 28/03/2025 | Flat |
| 17B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ | £685,000 | 12/12/2023 | Flat |
| 11 FLAT 2 STANHOPE ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5NE | £425,000 | 08/12/2023 | Flat |
| FITZROY COURT FLAT 10 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RD | £640,000 | 30/10/2023 | Flat |
| 33A STANHOPE GARDENS, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5TT | £725,000 | 27/10/2023 | Flat |
| PANORAMA COURT, 56 FLAT 13 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RP | £575,000 | 20/10/2023 | Flat |
| 11B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ | £724,000 | 28/09/2023 | Flat |
| 62 FLAT 3 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN | £905,000 | 06/09/2023 | Flat |
| 62 FLAT 1 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN | £2,200,000 | 15/08/2023 | Flat |
| 35 FLAT 4 HURST AVENUE, LONDON, HARINGEY, GREATER LONDON, N6 5TW | £750,000 | 11/08/2023 | Flat |
| 13 FLAT 3 STANHOPE ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5NE | £900,000 | 26/05/2023 | Flat |
| 62 FLAT 5 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN | £650,000 | 24/04/2023 | Flat |
| ALTIOR COURT FLAT 29 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ | £140,000 | 27/01/2023 | Flat |
| ALTIOR COURT FLAT 29 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ | £512,500 | 27/01/2023 | Flat |
| FITZROY COURT FLAT 23 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RD | £470,000 | 20/12/2022 | Flat |

**Area average:** £667,325 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Hampstead Lane, London, N6](http://87.117.209.195:8080/listings/a697f0b) | £795,000 | 2 | Flat | 0.82 mi |

## Capital growth trend

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

- **5y growth:** 7.3%
- **10y growth:** 14.8%

## House Price Index (HM Land Registry)

*Official index for Haringey; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -0.8%
- **5y growth (index):** 3.9%
- **10y growth (index):** 7.5%

## Rental Range

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

- **Low:** £1,991/mo
- **Realistic:** £2,212/mo
- **Optimistic:** £2,433/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (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, Hornsey Lane Gardens, N6 | £2,995/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Flat, Stanhope Road, N6 | £2,000/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Flat, Onslow Gardens, N10 | £2,900/mo | 2 | 0.52 miles | OpenRent |
| 2 Bed Flat, Broadway Parade, N8 | £2,250/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £2,536/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £321,875
- **Target investor price (1%):** £257,500

*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 £2,575/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22×
- **Monthly cashflow:** £-385/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.3%

*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 | 194 |
| Anti-social behaviour | 169 |
| Shoplifting | 99 |
| Vehicle crime | 64 |
| Other theft | 45 |
| Public order | 40 |
| Robbery | 30 |
| Theft from the person | 30 |
| Burglary | 29 |
| Bicycle theft | 13 |
| Drugs | 13 |
| Other crime | 10 |
| Possession of weapons | 1 |
| **Total incidents** | **737** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Highgate Wood Secondary School | Secondary | 0.3 miles | Good — 16 Dec 2011 |
| The Avenue Pre-Preparatory School and Nursery | Other | 0.4 miles | — (No rating) |
| Whitehall Park School | Primary | 0.5 miles | Good — 24 May 2017 |
| Coleridge Primary School | Primary | 0.5 miles | Outstanding — 20 Apr 2015 |
| The Harington Scheme Ltd | Other | 0.6 miles | — (No rating) |