Sold STC Terraced

23 TETHERDOWN

LONDON, GREATER LONDON N10 1ND

3 beds 2 baths 1,453 sq ft Listed 12 Sep 2022 (-1379d)

£1,300,000

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# 3 bedroom terraced house for sale (N10 1ND)

## Property Details

| Key | Value |
|-----|-------|
| Address | 23 TETHERDOWN, LONDON, GREATER LONDON N10 1ND |
| Price | £1,300,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 135 m² |
| Last sold | £1,320,000 Jan 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 07/08/2032
- **Current heating cost:** £1,122/year
- **Est. upgrade cost to C:** £18,900

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0482-3019-3208-7102-1204)

## Description

**** **** Situated within a short walk of Muswell Hill Broadway and its large selection of boutique shops, restaurants and excellent bus services to Highgate and East Finchley tube stations (Northern Line) is a beautiful three bedroom, two bathroom mid terraced Victorian residence.  Arranged over three floors and retaining some period features, the property benefits from a 27' x 11'7 through reception room and 23'2 x 14'4 kitchen/dining room with bi-folding doors leading to the west facing garden with a garden studio/office.  Located within catchment of Fortismere secondary and Coldfall primary schools.  Viewing of this quality home is strongly advised to avoid disappointment.

**ENTRANCE** **HALL** **** Stripped wooden floorboards, dado rail, picture rail.

**GUEST** **CLOAKROOM** **** Low flush wc with concealed cistern.

**FRONT** **RECEPTION** **ROOM** **27' 0" x 11' 7" (8.23m x 3.53m)** Original cast iron period fireplace with marble surround, built in shelving and cabinets in alcoves, stripped wooden floorboards, open through to:

**REAR** **RECEPTION** **ROOM** **** Original cast iron fireplace with tiled inserts, stripped wooden flooring, built in shelving and cabinets in alcoves.

**KITCHEN/DINING** **ROOM** **23' 2" x 14' 4" (7.06m x 4.37m)** Fitted wall and base units, work surface incorporating sink and drainer unit, large island  with drawers, electric hob and extractor hood above, double oven, plumbed for dishwasher, tiled flooring, glass ceiling to side return, bi-folding doors to garden.

**FIRST** **FLOOR** **LANDING** **** Wood flooring, stairs up to second floor.

**BEDROOM** **1** **15' 6" x 12' 0" (4.72m x 3.66m)** Built in wardrobes, original stripped wooden floorboards.

**BEDROOM** **2** **11' 7" x 9' 4" (3.53m x 2.84m)** Stripped wooden floorboards.

**BATHROOM/WC** **10' 7" x 8' 7" (3.23m x 2.62m)** Tiled panelled bath with shower attachment and glazed shower screen, wall hung wash hand basin, low flush wc, tiled floors, tiled flooring, cupboard housing plumbing for washing machine, boiler and Mega flo hot water system.

**SECOND** **FLOOR** **LANDING** ****

**BEDROOM** **3** **16' 11" x 9' 9" (5.16m x 2.97m)** Wood flooring, sky light, door to:

**EN-SUITE** **SHOWER/WC** **8' 9" x 5' 7" (2.67m x 1.7m)** Tiled shower/wet area, low flush wc, wash hand basin, tiled flooring.

**GARDEN** **50' 9" x 17' 1" (15.47m x 5.21m)** Paved patio leading to lawn section with flower and shrubs borders, garden studio/office with shed at rear with power and lighting.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/126975083/691720) - Floorplan 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 TETHERDOWN, LONDON, HARINGEY, GREATER LONDON, N10 1ND | £1,320,000 | 30/01/2023 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| FIREMANS COTTAGES 5 FORTIS GREEN, LONDON, HARINGEY, GREATER LONDON, N10 3PB | £925,000 | 30/07/2025 | Terraced |
| 13 EASTWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N10 1NL | £1,305,000 | 14/04/2023 | Terraced |
| 10 EASTWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N10 1NL | £1,200,000 | 19/04/2022 | Terraced |
| 17 EASTWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N10 1NL | £1,330,000 | 13/04/2022 | Terraced |
| [Same street] 3 TETHERDOWN, LONDON, HARINGEY, GREATER LONDON, N10 1ND | £1,715,000 | 16/02/2022 | Semi-detached |
| 3 PAGES LANE, LONDON, HARINGEY, GREATER LONDON, N10 1PU | £785,000 | 20/01/2022 | Terraced |
| [Same street] TETHERDOWN HALLS TETHERDOWN, LONDON, HARINGEY, GREATER LONDON, N10 1ND | £4,806,256 | 12/07/2021 | Other |

**Street average:** £3,260,628 (2 sales)
**Area average:** £1,109,000 (5 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £1,470,304 (18 Terraced, N10, 2024–2026)
- **Deviation:** -11.6%

## Rental Range

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

- **Low:** £1,993/mo
- **Realistic:** £2,214/mo
- **Optimistic:** £2,435/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/mo

## 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 |
|------|------|------|------|------|
| 3 Bed Flat, Kings Avenue, N10 | £2,850/mo | 3 | 0.07 miles | OpenRent |
| 3 Bed Flat, St James's Lane, N10 | £2,795/mo | 3 | 0.51 miles | OpenRent |
| 3 Bed Terraced House, Summerlee Avenue, N2 | £3,500/mo | 3 | 0.52 miles | OpenRent |

**Average rent: £3,048/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.22% (weak for cashflow)
- **Max investor price (0.8%):** £356,250
- **Target investor price (1%):** £285,000

*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 £2,850/mo).*

- **Gross yield:** 2.6%
- **Cost-to-rent:** 38×
- **Monthly cashflow:** £-2,580/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.2%

*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).*

## Price per Square Metre

- **£/m²:** £9,630/m²

## Capital growth trend

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

- **5y growth:** 21.6%
- **10y growth:** 0.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.8%
- **5y growth (index):** 16.5%
- **10y growth (index):** 28.5%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

135 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£1,320,000 Jan 2023

Price per m²

£9,630/m²

Local average

£1,470,304 (-11.6%)

Deprivation

Decile 8 (25,835 of 33,755)

Street crime

302 incidents within 1 mile (Apr 2026)

Key features

THROUGH RECEPTION ROOMS
KITCHEN/DINING ROOM
DOWNSTAIRS GUEST CLOAKROOM
3 DOUBLE BEDROOMS
BATHROOM/WC
EN-SUITE SHOWER/WC
GAS CH
WEST FACING GARDEN WITH STUDIO/OFFICE
FREEHOLD
SOLE SELLING AGENTS

Additional details

Garden: Yes

Description

** Situated within a short walk of Muswell Hill Broadway and its large selection of boutique shops, restaurants and excellent bus services to Highgate and East Finchley tube stations (Northern Line) is a beautiful three bedroom, two bathroom mid terraced Victorian residence. Arranged over three floors and retaining some period features, the property benefits from a 27' x 11'7 through reception room and 23'2 x 14'4 kitchen/dining room with bi-folding doors leading to the west facing garden with a garden studio/office. Located within catchment of Fortismere secondary and Coldfall primary schools. Viewing of this quality home is strongly advised to avoid disappointment.

ENTRANCE HALL Stripped wooden floorboards, dado rail, picture rail.

GUEST CLOAKROOM Low flush wc with concealed cistern.

FRONT RECEPTION ROOM 27' 0" x 11' 7" (8.23m x 3.53m) Original cast iron period fireplace with marble surround, built in shelving and cabinets in alcoves, stripped wooden floorboards, open through to:

REAR RECEPTION ROOM Original cast iron fireplace with tiled inserts, stripped wooden flooring, built in shelving and cabinets in alcoves.

KITCHEN/DINING ROOM 23' 2" x 14' 4" (7.06m x 4.37m) Fitted wall and base units, work surface incorporating sink and drainer unit, large island with drawers, electric hob and extractor hood above, double oven, plumbed for dishwasher, tiled flooring, glass ceiling to side return, bi-folding doors to garden.

FIRST FLOOR LANDING Wood flooring, stairs up to second floor.

BEDROOM 1 15' 6" x 12' 0" (4.72m x 3.66m) Built in wardrobes, original stripped wooden floorboards.

BEDROOM 2 11' 7" x 9' 4" (3.53m x 2.84m) Stripped wooden floorboards.

BATHROOM/WC 10' 7" x 8' 7" (3.23m x 2.62m) Tiled panelled bath with shower attachment and glazed shower screen, wall hung wash hand basin, low flush wc, tiled floors, tiled flooring, cupboard housing plumbing for washing machine, boiler and Mega flo hot water system.

SECOND FLOOR LANDING

BEDROOM 3 16' 11" x 9' 9" (5.16m x 2.97m) Wood flooring, sky light, door to:

EN-SUITE SHOWER/WC 8' 9" x 5' 7" (2.67m x 1.7m) Tiled shower/wet area, low flush wc, wash hand basin, tiled flooring.

GARDEN 50' 9" x 17' 1" (15.47m x 5.21m)** Paved patio leading to lawn section with flower and shrubs borders, garden studio/office with shed at rear with power and lighting.

Listed by

Muswell Hill

Dexters

Reference: 126975083

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 08/08/2022

Expiry date: 07/08/2032

Current heating cost: £1,122/year

Potential heating cost: £802/year

Est. upgrade cost to C: £18,900

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Upgrade heating controls (£350 - £450)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Sold	30/01/2023 (3 years ago)	£1,320,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
FIREMANS COTTAGES 5 FORTIS GREEN, LONDON, HARINGEY, GREATER LONDON, N10 3PB	£925,000	30/07/2025	Terraced
13 EASTWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N10 1NL	£1,305,000	14/04/2023	Terraced
10 EASTWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N10 1NL	£1,200,000	19/04/2022	Terraced
17 EASTWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N10 1NL	£1,330,000	13/04/2022	Terraced
Same street 3 TETHERDOWN, LONDON, HARINGEY, GREATER LONDON, N10 1ND	£1,715,000	16/02/2022	Semi-detached
3 PAGES LANE, LONDON, HARINGEY, GREATER LONDON, N10 1PU	£785,000	20/01/2022	Terraced
Same street TETHERDOWN HALLS TETHERDOWN, LONDON, HARINGEY, GREATER LONDON, N10 1ND	£4,806,256	12/07/2021	Other

Street average: £3,260,628 (2 sales)

Area average: £1,109,000 (5 sales)

Capital growth trend

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

5y growth 21.6%

10y growth 0.4%

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

1y (index) 2.8%

5y (index) 16.5%

10y (index) 28.5%

Rental Range

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

Low £1,993/mo

Realistic £2,214/mo

Optimistic £2,435/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Huntingdon: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N10 1ND

Nearby

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

Type	Name	Distance
Bus stop	Fortismere Avenue	0.1 miles
Bus stop	Birchwood Avenue	0.1 miles
Shop	Croft's Tiles	0.1 miles
Shop	Green & Blossoms	0.2 miles
Train station	East Finchley	0.7 miles
Train station	Highgate	1.0 miles
Hospital	Priory Hospital	3.1 miles
University	Central Belsize Square	3.3 miles
Hospital	North London Hospice Winchmore Hill	3.3 miles
University	Flood Hazard Research Centre	3.9 miles

Street-level crime

Category	Count
Violence and sexual offences	58
Anti-social behaviour	48
Vehicle crime	45
Shoplifting	35
Other theft	26
Theft from the person	25
Burglary	14
Criminal damage and arson	14
Public order	14
Bicycle theft	7
Drugs	7
Robbery	7
Other crime	1
Possession of weapons	1
Total incidents	302

Within 1 mile during Apr 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
Fortismere School	Secondary	0.1 miles	Good — 14 Oct 2022
Our Lady of Muswell Catholic Primary School	Primary	0.1 miles	Outstanding — 11 Jan 2018
Blanche Nevile School	Other	0.2 miles	Good — 24 Oct 2012
Eden Primary	Primary	0.2 miles	Good — 23 Jul 2013
Tetherdown Primary School	Primary	0.3 miles	Good — 17 Jul 2013

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
3 Bed Flat, Kings Avenue, N10	£2,850/mo	3	0.07 miles	OpenRent
3 Bed Flat, St James's Lane, N10	£2,795/mo	3	0.51 miles	OpenRent
3 Bed Terraced House, Summerlee Avenue, N2	£3,500/mo	3	0.52 miles	OpenRent

Average rent: £3,048/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.22%

Max investor price (0.8%) £356,250

Target investor price (1%) £285,000

Gross yield 2.6%

Cost-to-rent ratio 38×

Monthly cashflow £-2,580/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -8.2%

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).