# 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:** 7.7%
- **10y growth:** -9.3%

## 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) |