# 3 bedroom terraced house for sale (HA8 0SD) ## Property Details | Key | Value | |-----|-------| | Address | 120 ABBOTS ROAD, EDGWARE, GREATER LONDON HA8 0SD | | Price | £430,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Last sold | £435,000 Mar 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 28/07/2025 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £445/year ### Recommendations - W1 (1,200) - E (30) - I (3,000) - N (6,000) - X (2,000) - U (8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0432-2881-7634-9025-6081) ## 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. ## Property Photos - ![Photo](/listings/photos/74381958/311632) - ![Photo](/listings/photos/74381958/311633) - ![Photo](/listings/photos/74381958/311634) - ![Photo](/listings/photos/74381958/311635) - ![Photo](/listings/photos/74381958/311636) - ![Photo](/listings/photos/74381958/311637) - ![Photo](/listings/photos/74381958/311638) - ![Photo](/listings/photos/74381958/311639) - ![Photo](/listings/photos/74381958/311640) - ![Photo](/listings/photos/74381958/311641) - ![Photo](/listings/photos/74381958/311642) - ![Photo](/listings/photos/74381958/311643) - ![Photo](/listings/photos/74381958/311644) - ![Photo](/listings/photos/74381958/311645) ## EPC Graphs - ![EPC 1](/listings/photos/74381958/311646) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #9866588 - **Address:** 120 Abbots Road, EDGWARE, HA8 0SD - **Certificate Issued:** 28/10/2013 - **Work Completed:** 30/09/2013 - **Items:** 6 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 120 ABBOTS ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0SD | £435,000 | 15/03/2021 | 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 | |---------|-------|------|------| | 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 | £337,500 | 01/09/2022 | Terraced | | 59 WOLSEY GROVE, EDGWARE, BARNET, GREATER LONDON, HA8 0PN | £382,000 | 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 | | 355 WATLING AVENUE, EDGWARE, BARNET, GREATER LONDON, HA8 0NF | £440,000 | 04/04/2022 | Terraced | | 65 ABBOTS ROAD, EDGWARE, BARNET, GREATER LONDON, HA8 0RG | £455,000 | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £534,923 (34 Terraced, HA8, 2024–2026) - **Deviation:** -19.6% ## Rental Range *ONS Price Index of Private Rents (Barnet). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,738/mo - **Realistic:** £1,931/mo - **Optimistic:** £2,124/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for South West Herts (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,496/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 Semi-Detached House, Booth Road, NW9 | £2,500/mo | 3 | 0.59 miles | OpenRent | **Average rent: £2,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.58% (weak for cashflow) - **Max investor price (0.8%):** £312,500 - **Target investor price (1%):** £250,000 *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 £2,500/mo).* - **Gross yield:** 7% - **Cost-to-rent:** 14.3× - **Monthly cashflow:** £532/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 5.1% *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:** £5,658/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 24.2% - **10y growth:** 33.1% ## House Price Index (HM Land Registry) *Official index for Barnet; Terraced series; as of March 2026.* - **1y growth (index):** -1.8% - **5y growth (index):** 6.6% - **10y growth (index):** 15.9% ## 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)