Sold STC Semi-detached

100 WESTERN WAY

BARNET, GREATER LONDON EN5 2BT

4 beds 1,130 sq ft Listed 28 Oct 2010 (-5757d)

£389,950

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# 4 bedroom semi-detached house for sale (EN5 2BT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 100 WESTERN WAY, BARNET, GREATER LONDON EN5 2BT |
| Price | £389,950 |
| Bedrooms | 4 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 105 m² |
| Last sold | £375,000 Nov 2010 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 16/09/2020 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £809/year

### Recommendations
- E
- N
- Q
- U

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9138-3077-6271-7090-9930)

## Description

A four bedroom semi detached family home set on a quiet tree lined road moments from well regarded schools and the Northern Line tube station in High Barnet. The property is immaculately presented and has been recently redecorated and carpeted throughout in neutral tones which creates a feeling of light and space. The house has superb postioning and to the rear backs onto open fields and affords far reaching views over open countryside.

## Property Photos

- ![Photo](/listings/photos/28324204/1606630)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 100 WESTERN WAY, BARNET, GREATER LONDON, EN5 2BT | £375,000 | 10/11/2010 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 86 GRASVENOR AVENUE, BARNET, GREATER LONDON, EN5 2DB | £775,000 | 21/01/2026 | Semi-detached |
| 21 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS | £735,000 | 28/08/2025 | Semi-detached |
| 6 IVERE DRIVE, NEW BARNET, BARNET, GREATER LONDON, EN5 1AS | £595,000 | 25/02/2025 | Semi-detached |
| 37 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS | £790,000 | 26/10/2023 | Semi-detached |
| [Same street] 86 WESTERN WAY, BARNET, GREATER LONDON, EN5 2BT | £600,000 | 20/07/2023 | Semi-detached |
| 3 THE LINKWAY, BARNET, GREATER LONDON, EN5 2BX | £670,000 | 30/06/2023 | Semi-detached |
| 9 COUNTY GATE, NEW BARNET, BARNET, GREATER LONDON, EN5 1EH | £720,000 | 10/03/2023 | Semi-detached |
| 109 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BN | £708,000 | 27/09/2022 | Semi-detached |
| 7 WYCHERLEY CRESCENT, NEW BARNET, BARNET, GREATER LONDON, EN5 1AR | £308,000 | 15/09/2022 | Semi-detached |
| 9 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS | £700,000 | 31/03/2022 | Semi-detached |
| 38 COUNTY GATE, NEW BARNET, BARNET, GREATER LONDON, EN5 1EH | £700,000 | 16/12/2021 | Semi-detached |
| 44 GRASVENOR AVENUE, BARNET, GREATER LONDON, EN5 2DB | £575,000 | 14/10/2021 | Semi-detached |
| 63 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BP | £635,700 | 30/09/2021 | Semi-detached |
| 55 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BP | £670,000 | 29/09/2021 | Semi-detached |

**Street average:** £600,000 (1 sale)
**Area average:** £660,131 (13 sales)

## Price vs local average

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

- **Local average:** £829,706 (33 Semi-detached, EN5, 2024–2026)
- **Deviation:** -53%

## 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 Outer North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £2,194/mo

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £242,375
- **Target investor price (1%):** £193,900

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,714/m²

## Capital growth trend

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

- **5y growth:** -0.1%
- **10y growth:** 32%

## 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%

## 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

105 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£375,000 Nov 2010

Price per m²

£3,714/m²

Local average

£829,706 (-53%)

Deprivation

Decile 7 (21,181 of 33,755)

Street crime

228 incidents within 1 mile (May 2026)

Key features

Entrance Hallway
Living Room
Dining Room
Kitchen
Four Bedrooms
Two Bathrooms
Rear Garden
Off Street Parking
Backing Parkland
Chain Free

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Barnet - Sales

Archers Estate Agents

Reference: 28324204

EPC Rating & Upgrade Cost

This certificate expired on 16/09/2020. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: D

Inspection date: 17/09/2010

Expiry date: 16/09/2020 (expired)

Current heating cost: £809/year

Potential heating cost: £813/year

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

Recommendations

Low energy lighting for all fixed outlets
Solar water heating
50 mm internal or external wall insulation
Solar photovoltaic panels, 2.5 kWp

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	10/11/2010 (15 years ago)	£375,000	—

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
86 GRASVENOR AVENUE, BARNET, GREATER LONDON, EN5 2DB	£775,000	21/01/2026	Semi-detached
21 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS	£735,000	28/08/2025	Semi-detached
6 IVERE DRIVE, NEW BARNET, BARNET, GREATER LONDON, EN5 1AS	£595,000	25/02/2025	Semi-detached
37 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS	£790,000	26/10/2023	Semi-detached
Same street 86 WESTERN WAY, BARNET, GREATER LONDON, EN5 2BT	£600,000	20/07/2023	Semi-detached
3 THE LINKWAY, BARNET, GREATER LONDON, EN5 2BX	£670,000	30/06/2023	Semi-detached
9 COUNTY GATE, NEW BARNET, BARNET, GREATER LONDON, EN5 1EH	£720,000	10/03/2023	Semi-detached
109 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BN	£708,000	27/09/2022	Semi-detached
7 WYCHERLEY CRESCENT, NEW BARNET, BARNET, GREATER LONDON, EN5 1AR	£308,000	15/09/2022	Semi-detached
9 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS	£700,000	31/03/2022	Semi-detached
38 COUNTY GATE, NEW BARNET, BARNET, GREATER LONDON, EN5 1EH	£700,000	16/12/2021	Semi-detached
44 GRASVENOR AVENUE, BARNET, GREATER LONDON, EN5 2DB	£575,000	14/10/2021	Semi-detached
63 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BP	£635,700	30/09/2021	Semi-detached
55 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BP	£670,000	29/09/2021	Semi-detached

Street average: £600,000 (1 sale)

Area average: £660,131 (13 sales)

Capital growth trend

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

5y growth -0.1%

10y growth 32%

House Price Index (HM Land Registry — official index, not sold-price averages): Barnet. Series: Semi-detached. As of April 2026.

1y (index) -2.7%

5y (index) 7.4%

10y (index) 14.1%

Rental Range

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

Low £1,745/mo

Realistic £1,939/mo

Optimistic £2,133/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for Outer North London: £2,194/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View EN5 2BT

Nearby

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

Type	Name	Distance
Bus stop	Western Way	0.1 miles
Bus stop	Hail & Ride Sherrards Way	0.2 miles
Shop	Bridge Nurseries	0.2 miles
Shop	Auto Dynamics	0.4 miles
Train station	Totteridge & Whetstone	0.8 miles
Train station	High Barnet	0.8 miles
Hospital	Priory Hospital	3.0 miles
University	Flood Hazard Research Centre	3.8 miles
University	Middlesex University	3.8 miles
Hospital	North London Hospice Winchmore Hill	4.2 miles

Street-level crime

Category	Count
Violence and sexual offences	74
Anti-social behaviour	55
Vehicle crime	29
Shoplifting	19
Other theft	11
Public order	11
Drugs	7
Burglary	6
Other crime	5
Robbery	5
Theft from the person	5
Bicycle theft	1
Total incidents	228

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Ark Pioneer Academy	Secondary	0.5 miles	Outstanding — 10 Oct 2023
Lyonsdown School	Other	0.5 miles	— (No rating)
The Totteridge Academy	Secondary	0.6 miles	Good — 2 Apr 2019
St Catherine's RC School	Primary	0.7 miles	Good — 21 Sep 2022
St Andrew's CofE Voluntary Aided Primary School, Totteridge	Primary	0.8 miles	Good — 14 Nov 2011

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.5%

Max investor price (0.8%) £242,375

Target investor price (1%) £193,900

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).