# 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 - ![Photo](/listings/photos/126975083/691619) - ![Photo](/listings/photos/126975083/691623) - ![Photo](/listings/photos/126975083/691626) - ![Photo](/listings/photos/126975083/691628) - ![Photo](/listings/photos/126975083/691631) - ![Photo](/listings/photos/126975083/691634) - ![Photo](/listings/photos/126975083/691637) - ![Photo](/listings/photos/126975083/691640) - ![Photo](/listings/photos/126975083/691645) - ![Photo](/listings/photos/126975083/691647) - ![Photo](/listings/photos/126975083/691650) - ![Photo](/listings/photos/126975083/691652) - ![Photo](/listings/photos/126975083/691655) - ![Photo](/listings/photos/126975083/691658) - ![Photo](/listings/photos/126975083/691660) - ![Photo](/listings/photos/126975083/691663) - ![Photo](/listings/photos/126975083/691665) - ![Photo](/listings/photos/126975083/691668) - ![Photo](/listings/photos/126975083/691671) - ![Photo](/listings/photos/126975083/691679) - ![Photo](/listings/photos/126975083/691682) - ![Photo](/listings/photos/126975083/691691) - ![Photo](/listings/photos/126975083/691694) - ![Photo](/listings/photos/126975083/691698) - ![Photo](/listings/photos/126975083/691705) - ![Photo](/listings/photos/126975083/691715) ## 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:** 27.5% - **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)