# 2 bedroom apartment for sale (N4 4LX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 17B, SCARBOROUGH ROAD, LONDON, GREATER LONDON N4 4LX |
| Price | £550,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £500,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 11/06/2034
- **Current heating cost:** £565/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- Q (£4,000 - £14,000)
- I (£2,200 - £3,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3800-1928-0122-4391-3643)

## Description

A beautifully presented two double bedroom split level Victorian conversion. This apartment is located on a quiet residential Cul de sac street a 0.6 mile walk of Finsbury Park station.

The Owners Love

"Direct access to Parkland walk, a quiet tree-lined path taking you all the way to Highgate and up to Hampstead"

"Short walk to Finsbury Park - with Victoria line access into central"

"Local shops and restaurants with everything from great organic ingredients to craft beer"

We've Noticed

Close proximity to Parkland Walk and the popular  Stroud Green High Street. 

The previous owners had approved planning permission to extend into the loft. Haringey planning ref -HGY/2018/2324.

## Property Photos

- ![Picture No. 18](/listings/photos/170561474/644800) - Picture No. 18
- ![Picture No. 20](/listings/photos/170561474/644806) - Picture No. 20
- ![Picture No. 22](/listings/photos/170561474/644807) - Picture No. 22
- ![Picture No. 23](/listings/photos/170561474/644809) - Picture No. 23
- ![Picture No. 25](/listings/photos/170561474/644811) - Picture No. 25
- ![Picture No. 16](/listings/photos/170561474/644813) - Picture No. 16
- ![Picture No. 14](/listings/photos/170561474/644814) - Picture No. 14
- ![Picture No. 15](/listings/photos/170561474/644816) - Picture No. 15

## Floorplans

- ![Floorplan](/listings/photos/170561474/644817) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/170561474/644818) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX | £500,000 | 11/11/2025 | Flat |
| 17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX | £410,000 | 29/03/2023 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 84 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £1,072,000 | 07/01/2026 | Flat |
| 90 GROUND FLOOR RIGHT FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £330,000 | 19/12/2025 | Flat |
| 70B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LS | £375,000 | 05/12/2025 | Flat |
| 78 FLAT 1 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £400,000 | 20/08/2025 | Flat |
| 24C OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NL | £705,000 | 30/07/2025 | Flat |
| 28 OSBORNE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SD | £810,000 | 24/07/2025 | Flat |
| 82B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £767,500 | 24/04/2025 | Flat |
| 83A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LP | £735,000 | 18/02/2025 | Flat |
| 92 FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £720,000 | 28/03/2024 | Flat |
| 87 WOODSTOCK ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3EU | £770,000 | 27/11/2023 | Flat |
| 29A OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NP | £495,000 | 20/10/2023 | Flat |
| 38C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £470,000 | 13/10/2023 | Flat |
| 48 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £580,000 | 27/09/2023 | Flat |
| 32 FLAT 1 LANCASTER ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PR | £745,000 | 11/09/2023 | Flat |
| 103 FLAT D UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND | £450,000 | 25/08/2023 | Flat |
| 7 1 CORNWALL ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PH | £632,200 | 17/08/2023 | Flat |
| 117C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND | £800,000 | 04/08/2023 | Flat |
| 43 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4DD | £500,000 | 23/05/2023 | Flat |
| 11A SECOND FLOOR FLAT VICTORIA ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SH | £648,000 | 17/04/2023 | Flat |
| 56C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £242,000 | 29/03/2023 | Flat |
| [Same street] 15 SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX | £500,000 | 18/11/2022 | Flat |

**Street average:** £500,000 (1 sale)
**Area average:** £612,335 (20 sales)

## Price vs local average

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

- **Local average:** £548,485 (117 Flat, N4, 2024–2026)
- **Deviation:** +0.3%

## 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):** £793/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 |
|------|------|------|------|------|
| 2 Bed Flat, Woodstock Road, N4 | £2,700/mo | 2 | 0.12 miles | OpenRent |
| 2 Bed Flat, Stroud Green Road, N4 | £2,375/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Regina Road, N4 | £1,850/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Hermitage Road, N4 | £2,395/mo | 2 | 0.47 miles | OpenRent |

**Average rent: £2,330/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £298,125
- **Target investor price (1%):** £238,500

*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 £2,385/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.2×
- **Monthly cashflow:** £-44/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.3%

*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:** £11,702/m²

## Capital growth trend

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

- **5y growth:** -3.1%
- **10y growth:** 13.3%

## House Price Index (HM Land Registry)

*Official index for Haringey; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.8%
- **5y growth (index):** 3.8%
- **10y growth (index):** 10.4%

## 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)