# 81 RIBBLESDALE AVENUE, LONDON, BARNET, GREATER LONDON, N11 3AQ

## Property details

- Slug: `671cad7` (address key hash: `671cad7a23d94c0c1af1a0e301f5a26377f4b59e`)
- Postcode: N11 3AQ
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 74 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £625,000 Feb 2026
- Price per m²: £8,446/m²
- Local average: £884,179 (14 sales)
- Street crime: 357 incidents within 1 mile (May 2026)

## Latest sale

- Price: £625,000
- Date: 2026-02-13
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 10/06/2035
- **Current heating cost:** £635/year
- **Est. upgrade cost to C:** £9,950

### Recommendations
- B4 (£300 - £600)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0360-2899-6560-2495-7131)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-13 | £625,000 | Semi-detached | — | £624,329 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-cc04-8922-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 |
|---------|-------|------|------|
| 81 RIBBLESDALE AVENUE, LONDON, BARNET, GREATER LONDON, N11 3AQ | £625,000 | 13/02/2026 | Semi-detached |

## Historic listings

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

- Matched listing: [168384650](http://87.117.209.195:8080/listings/9ab3d69)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £625,000 |
| listed | 2025-10-20 | £650,000 |
| sold | 2005-01-01 | £350,000 |
| sold | 1998-01-01 | £160,995 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 79 POPLAR GROVE, LONDON, BARNET, GREATER LONDON, N11 3NJ | £558,000 | 05/12/2025 | Semi-detached |
| 100 RIBBLESDALE AVENUE, LONDON, BARNET, GREATER LONDON, N11 3DF | £750,000 | 30/11/2023 | Semi-detached |
| 2 HALTON CLOSE, LONDON, BARNET, GREATER LONDON, N11 3HQ | £751,500 | 29/08/2023 | Semi-detached |
| 59 RIBBLESDALE AVENUE, LONDON, BARNET, GREATER LONDON, N11 3PQ | £860,000 | 10/06/2022 | Semi-detached |
| 50 FIRS AVENUE, LONDON, BARNET, GREATER LONDON, N11 3NG | £375,000 | 28/04/2022 | Semi-detached |
| 28 FIRS AVENUE, LONDON, BARNET, GREATER LONDON, N11 3NG | £650,000 | 28/03/2022 | Semi-detached |
| 37 COVERDALE ROAD, LONDON, BARNET, GREATER LONDON, N11 3FF | £725,000 | 28/03/2022 | Semi-detached |
| 6 RADSTOCK CLOSE, LONDON, BARNET, GREATER LONDON, N11 3GQ | £550,000 | 25/02/2022 | Semi-detached |
| 58 FIRS AVENUE, LONDON, BARNET, GREATER LONDON, N11 3NG | £510,000 | 22/12/2021 | Semi-detached |
| 6 WINTERBURN CLOSE, LONDON, BARNET, GREATER LONDON, N11 3DJ | £698,000 | 08/10/2021 | Semi-detached |

**Area average:** £642,750 (10 sales)

## Capital growth trend

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

- **10y growth:** -6.6%

## House Price Index (HM Land Registry)

*Official index for Barnet; Semi-detached series; as of April 2026.*

- **1y growth (index):** -2.7%
- **5y growth (index):** 7.4%
- **10y growth (index):** 14.1%

## Rental Range

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

- **Low:** £1,745/mo
- **Realistic:** £1,939/mo
- **Optimistic:** £2,133/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 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, House, N11 | £1,595/mo | 1 | 0.68 miles | OpenRent |

**Average rent: £1,595/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £199,375
- **Target investor price (1%):** £159,500

*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 £1,595/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 32.7×
- **Monthly cashflow:** £-1,051/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7%

*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 |
|----------|-------|
| Anti-social behaviour | 85 |
| Violence and sexual offences | 82 |
| Shoplifting | 50 |
| Vehicle crime | 36 |
| Other theft | 27 |
| Robbery | 23 |
| Public order | 17 |
| Burglary | 14 |
| Theft from the person | 9 |
| Drugs | 5 |
| Possession of weapons | 5 |
| Other crime | 3 |
| Bicycle theft | 1 |
| **Total incidents** | **357** |

*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 |
|------|------|----------|--------|
| Friern Barnet School | Secondary | 0.4 miles | Good — 22 Nov 2018 |
| Holly Park Primary School | Primary | 0.5 miles | Good — 16 Dec 2018 |
| Hollickwood Primary School | Primary | 0.5 miles | Good — 10 Oct 2017 |
| Dwight School London | Other | 0.5 miles | — (No rating) |
| St Paul's CofE Primary School N11 | Primary | 0.5 miles | Good — 29 Apr 2019 |