# 10 FLAT 4 CHRISTCHURCH ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9QL

## Property details

- Slug: `9fe8654` (address key hash: `9fe8654fe0299eecde76fb7ef20d7d7fa4518b03`)
- Postcode: N8 9QL
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £465,000 Feb 2026
- Local average: £529,969 (73 sales)
- Street crime: 1006 incidents within 1 mile (May 2026)

## Latest sale

- Price: £465,000
- Date: 2026-02-20
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £465,000 | Flat | +18.6% | £454,646 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-cc63-d8ea-e063-4704a8c0bf7d) |
| Sold | 2021-06-18 | £392,000 | Flat | +156.2% | £405,430 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d4d42645-2d00-27f6-e053-6c04a8c0a572) |
| Sold | 2000-08-29 | £153,000 | Flat | — | £514,976 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/9acc538e-f293-4305-a5e2-3ddb7fce10a6) |

*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 |
|---------|-------|------|------|
| 10 FLAT 4 CHRISTCHURCH ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9QL | £465,000 | 20/02/2026 | Flat |
| 10 FLAT 4 CHRISTCHURCH ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9QL | £392,000 | 18/06/2021 | Flat |
| 10 FLAT 4 CHRISTCHURCH ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9QL | £153,000 | 29/08/2000 | Flat |

## Historic listings

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

- Matched listing: [167467334](http://87.117.209.195:8080/listings/5bfce62)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £465,000 |
| listed | 2025-09-26 | £475,000 |
| sold | 2021-01-01 | £392,000 |
| sold | 2000-01-01 | £153,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 FLAT 1 CRESCENT ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 8AL | £1,100,000 | 12/12/2025 | Flat |
| 106 FLAT 2 CROUCH HILL, LONDON, HARINGEY, GREATER LONDON, N8 9DY | £620,000 | 05/12/2025 | Flat |
| 5 FLAT 13 HASLEMERE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9QP | £395,000 | 03/11/2025 | Flat |
| ALYN COURT FLAT 14 CRESCENT ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 8AN | £230,000 | 17/07/2025 | Flat |
| EXCHANGE HOUSE, 71 FLAT 40 CROUCH END HILL, LONDON, HARINGEY, GREATER LONDON, N8 8DF | £495,000 | 08/11/2024 | Flat |
| MIDHURST COURT FLAT 10 HASLEMERE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9QR | £600,000 | 30/11/2023 | Flat |
| PHOENIX HOUSE FLAT 1 WAVERLEY ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9QU | £445,000 | 10/11/2023 | Flat |
| BROADWAY COURT FLAT 38 CROUCH END HILL, LONDON, HARINGEY, GREATER LONDON, N8 8AD | £566,000 | 23/10/2023 | Flat |
| 8 FLAT 7 CHRISTCHURCH ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9QL | £657,500 | 14/09/2023 | Flat |
| 29 FLAT 7 CRESCENT ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 8AL | £450,000 | 23/08/2023 | Flat |
| 27A CRESCENT ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 8AL | £632,500 | 08/08/2023 | Flat |
| EXCHANGE HOUSE, 71 FLAT 19 CROUCH END HILL, LONDON, HARINGEY, GREATER LONDON, N8 8DF | £365,000 | 31/03/2023 | Flat |
| 5 FLAT 18 HASLEMERE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9QP | £450,250 | 20/12/2022 | Flat |
| 5 FLAT 10 HASLEMERE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9QP | £380,000 | 02/12/2022 | Flat |
| 106 FLAT 5 CROUCH HILL, LONDON, HARINGEY, GREATER LONDON, N8 9DY | £424,640 | 09/11/2022 | Flat |
| EXCHANGE HOUSE, 71 FLAT 68 CROUCH END HILL, LONDON, HARINGEY, GREATER LONDON, N8 8DF | £210,000 | 02/11/2022 | Flat |
| 5 FLAT 6 HASLEMERE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9QP | £399,950 | 30/09/2022 | Flat |
| 135B CROUCH HILL, LONDON, HARINGEY, GREATER LONDON, N8 9QH | £980,000 | 29/09/2022 | Flat |
| 100 FERNLEA CROUCH HILL, LONDON, HARINGEY, GREATER LONDON, N8 9EA | £950,000 | 23/09/2022 | Flat |
| 17 FLAT 7 CRESCENT ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 8AL | £435,000 | 23/09/2022 | Flat |

**Area average:** £539,292 (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 |
|---------|-------|------|------|----------|
| [Ridge Road, N8](http://87.117.209.195:8080/listings/eef3ed8) | £550,000 | 1 | Flat | 0.55 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:** -1.9%

## 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:** £1,989/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 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 |
|------|------|------|------|------|
| Studio Flat, Elder Avenue, N8 | £1,600/mo | 1 | 0.35 miles | OpenRent |

**Average rent: £1,600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.2×
- **Monthly cashflow:** £-416/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.7%

*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 | 265 |
| Violence and sexual offences | 261 |
| Shoplifting | 125 |
| Vehicle crime | 78 |
| Other theft | 59 |
| Public order | 51 |
| Robbery | 41 |
| Burglary | 37 |
| Theft from the person | 35 |
| Drugs | 20 |
| Bicycle theft | 18 |
| Other crime | 13 |
| Possession of weapons | 3 |
| **Total incidents** | **1006** |

*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 |
|------|------|----------|--------|
| Kestrel House School | Other | 0.1 miles | Outstanding — 25 May 2023 |
| Coleridge Primary School | Primary | 0.1 miles | Outstanding — 20 Apr 2015 |
| St Gildas' Catholic Junior School | Primary | 0.2 miles | Good — 23 Mar 2015 |
| Ashmount Primary School | Primary | 0.2 miles | Good — 9 Jul 2023 |
| St Peter-in-Chains RC Infant School | Primary | 0.2 miles | Good — 9 Jul 2024 |