Sold STC Terraced

120 ABBOTS ROAD

EDGWARE, GREATER LONDON HA8 0SD

3 beds 1 baths 818 sq ft Listed 19 Oct 2020 (-2047d)

£430,000

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Property details

Tenure

FREEHOLD

Floor area

76 m²

EPC rating

D

Year built

England and Wales: 1900-1929

Last sold

£435,000 Mar 2021

Price per m²

£5,658/m²

Local average

£546,637 (-21.3%)

Deprivation

Decile 3 (7,980 of 33,755)

Street crime

584 incidents within 1 mile (Mar 2026)

Key features

  • Three Bedroom
  • Mid Terrace House
  • Ideal Family Home
  • Rear Garden
  • Great Location
  • Modern Fitted Kitchen & Bathroom
  • Spacious Accommodation Throughout

Additional details

Garden
Yes

Description

The accommodation comprises of a through lounge, fully fitted modern kitchen which has direct access to the rear garden. Upstairs you will find three bedrooms and a family sized bathroom.

The property is in excellent condition throughout, which will allow you to move straight in.

Burnt Oak Tube Station (Northern Line) is a stone's throw away from the property.

Both Woodcroft Primary School and St James' Catholic High School are within easy reach to the property.

This property will not be available for long, so call us to register your interest.

Listed by

Colindale

Spicerhaart

Reference: 74381958

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 29/07/2015

Current heating cost: £445/year

Potential heating cost: £333/year

Recommendations

  • Floor insulation (suspended floor) (1,200)
  • Low energy lighting for all fixed outlets (30)
  • Replace boiler with new condensing boiler (3,000)
  • Solar water heating (6,000)
  • High performance external doors (2,000)
  • Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9866588

Property Details

Street: 120 Abbots Road

Town: EDGWARE

Postcode: HA8 0SD

Installation Details

Items: 6 windows and 1 door

Certificate Issued: 28/10/2013

Work Completed: 30/09/2013

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event Date Price % change
Sold 15/03/2021 (5 years ago) £435,000 —

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
20 HOMEFIELD ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0PS £420,000 17/07/2025 Terraced
150 ABBOTS ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0SB £465,000 11/07/2025 Terraced
3 OLDBERRY ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 9DA £560,000 21/09/2023 Terraced
271 DEANSBROOK ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 9DD £425,000 24/11/2022 Terraced
32 WOLSEY GROVE, EDGWARE, BARNET, GREATER LONDON, HA8 0PJ £475,000 18/11/2022 Terraced
56 HORSECROFT ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0PQ £470,000 02/11/2022 Terraced
34 ABBOTS ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0RE £486,500 19/10/2022 Terraced
5 ARUNDEL GARDENS, EDGWARE, BARNET, GREATER LONDON, HA8 0RN £512,500 14/10/2022 Terraced
1 GRANGE ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0PP £465,000 27/09/2022 Terraced
5 OLDBERRY ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 9DA £374,000 06/09/2022 Terraced
59 WOLSEY GROVE, EDGWARE, BARNET, GREATER LONDON, HA8 0PN £382,000 01/09/2022 Terraced
59 WOLSEY GROVE, EDGWARE, BARNET, GREATER LONDON, HA8 0PN £337,500 01/09/2022 Terraced
50 HORSECROFT ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0PQ £440,000 21/07/2022 Terraced
5 OLDBERRY ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 9DA £345,000 10/06/2022 Terraced
73 HOMEFIELD ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0PU £430,000 20/05/2022 Terraced
14 MILLING ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0PL £465,000 14/04/2022 Terraced
65 ABBOTS ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0RG £455,000 04/04/2022 Terraced
355 WATLING AVENUE, EDGWARE, BARNET, GREATER LONDON, HA8 0NF £440,000 04/04/2022 Terraced
77 GOLDBEATERS GROVE, EDGWARE, BARNET, GREATER LONDON, HA8 0QF £390,000 31/03/2022 Terraced
97 ABBOTS ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0RU £424,000 16/02/2022 Terraced

Area average: £438,075 (20 sales)

Capital growth trend

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

5y growth 20.7%
10y growth 54%

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

1y (index) -1.4%
5y (index) 6.9%
10y (index) 16.2%

Rental Range

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

Low £1,738/mo
Realistic £1,931/mo
Optimistic £2,124/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for South West Herts: £1,496/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HA8 0SD

Nearby

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

Type Name Distance
Bus stop Grange Road 0.1 miles
Bus stop Goldbeaters Grove 0.1 miles
Shop GDK Motors 0.4 miles
Train station Mill Hill Broadway 0.4 miles
Shop Katy's Nails 0.5 miles
Train station Burnt Oak 0.5 miles
University Middlesex University 1.1 miles
University Flood Hazard Research Centre 1.1 miles
Hospital Priory Hospital 6.1 miles
Hospital Watford General Hospital 6.9 miles

Street-level crime

Category Count
Violence and sexual offences 157
Anti-social behaviour 145
Other theft 44
Shoplifting 41
Public order 33
Vehicle crime 32
Criminal damage and arson 30
Burglary 29
Theft from the person 23
Drugs 21
Robbery 18
Other crime 6
Bicycle theft 3
Possession of weapons 2
Total incidents 584

Within 1 mile during Mar 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
Woodcroft Primary School Primary 0.2 miles Good — 7 Jan 2015
The Annunciation RC Junior School Primary 0.2 miles Outstanding — 30 Nov 2023
Goldbeaters Primary School Primary 0.3 miles Outstanding — 20 Jan 2017
Menorah Grammar School Other 0.3 miles Inadequate — 20 Mar 2023
Menorah Foundation School Primary 0.3 miles Good — 9 Jun 2015

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 Terraced House, Goldbeaters Grove, HA8 £2,300/mo 3 0.16 miles OpenRent
3 Bed Terraced House, Blundell Road, HA8 £2,350/mo 3 0.29 miles OpenRent
3 Bed Semi-Detached House, Millway, NW7 £2,850/mo 3 0.5 miles OpenRent
3 Bed Semi-Detached House, Booth Road, NW9 £2,500/mo 3 0.59 miles OpenRent

Average rent: £2,500/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.56%
Max investor price (0.8%) £303,125
Target investor price (1%) £242,500
Gross yield 6.8%
Cost-to-rent ratio 14.8×
Monthly cashflow £464/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 4.5%
  • 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).