Sold Detached

11 BEECH HILL

BARNET, BARNET, GREATER LONDON EN4 0JN

5 beds 4 baths Listed 30 Aug 2016 (-3623d)

POA

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# 5 bedroom detached house for sale (EN4 0JN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 BEECH HILL, BARNET, BARNET, GREATER LONDON EN4 0JN |
| Price | POA |
| Bedrooms | 5 |
| Bathrooms | 4 |
| Last sold | £815,000 Nov 1998 |

## Description

The accommodation comprises Reception hall entrance, Guest cloakroom, Reception room, Dining room, Television room, Luxury fitted kitchen/family room, Utility room, Master fitted bedroom with en suite bathroom, 2nd bedroom with en suite dressing room and en suite bathroom, 3rd bedroom with en suite dressing room and en suite shower room, 4th bedroom, 5th bedroom/study, Family bathroom, Games room. Leisure complex with indoor heated swimming pool, whirlpool, sauna, changing room and cloakroom.  Delightful landscaped gardens with floodlit basketball/short tennis court.  Deep front garden with twin security gates providing access to the garage and ample guest parking.

Situated in the areas premier road within close proximity to Hadley Wood Golf Club and within easy distance to Hadley Wood mainline station (which offers a regular service into Moorgate and Kings Cross with a journey time of approx 30 mins), local amenities & shops. Cockfosters underground station (Piccadilly Line) is approx 3 miles away as is junction 24 of the M25, which provides a link to all major motorway links and to all London airports.

For more properties for sale in Hadley Wood please call our Estate Agents in Hadley Wood 0208 440 9797 .

**Reception Hall Entrance** -

**Guest Cloakroom** -

**Reception Room Through To Dining Room** - 34'6" x 21'9" (10.52m x 6.63m) -

**Television Room** - 16' x 12' (4.88m x 3.66m) -

**Luxury Fitted Kitchen/Family Room** - 28'3" x 23'6" (8.61m x 7.16m) -

**Utility Room** - 12'9" x 11'6" (3.89m x 3.51m) -

**Master Fitted Bedroom** - 20'6" x 20'1" (6.25m x 6.12m) -

**En Suite Bathroom** -

**2nd Bedroom** - 13'9" x 13'6" (4.19m x 4.11m) -

**En Suite Dressing Room** -

**En Suite Bathroom** -

**3rd Bedroom** - 15'9" x 13'9" (4.80m x 4.19m) -

**En Suite Dressing Room** -

**En Suite Shower Room** -

**4Th Bedroom** - 13'3" x 11'9" (4.04m x 3.58m) -

**5Th Bedroom/Study** - 15'3" x 10'1" (4.65m x 3.07m) -

**Family Bathroom** -

**Games Room** - 24'6" x 15'1" (7.47m x 4.60m) -

**Leisure Complex With Indoor Heated Swimming Pool** - 35' x 27'3" (10.67m x 8.31m) -

**Landscaped Gardens** -

**Garage** - 18'9" x 10'6" (5.72m x 3.20m) -

In accordance with the 1993 Misrepresentation Act the agent had not tested any apparatus, equipment, fixtures, fittings or services and so, cannot verify they are in working order, or fit for their purpose. Neither has the agent checked the legal documentation to verify the leasehold/freehold status of the property. The buyer is advised to obtain verification from their solicitor or surveyor. Also, photographs are for illustration only and may depict items which are not for sale or included in the sale of the property, All sizes are approximate. All dimensions include wardrobe spaces where applicable.

Floor plans should be used as a general outline for guidance only and do not constitute in whole or in part an offer or contract. Any intending purchaser or lessee should satisfy themselves by inspection, searches, enquires and full survey as to the correctness of each statement. Any areas, measurements or distances quoted are approximate and should not be used to value a property or be the basis of any sale or let. Floor Plans only for illustration purposes only  not to scale

## Property Photos

- ![Photo](/listings/photos/55868893/1631018)
- ![Photo](/listings/photos/55868893/1631020)
- ![Photo](/listings/photos/55868893/1631021)
- ![Photo](/listings/photos/55868893/1631023)
- ![Photo](/listings/photos/55868893/1631025)
- ![Photo](/listings/photos/55868893/1631028)
- ![Photo](/listings/photos/55868893/1631029)
- ![Photo](/listings/photos/55868893/1631031)
- ![Photo](/listings/photos/55868893/1631033)
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- ![Photo](/listings/photos/55868893/1631047)
- ![Photo](/listings/photos/55868893/1631048)
- ![Photo](/listings/photos/55868893/1631049)
- ![Photo](/listings/photos/55868893/1631050)

## Floorplans

- ![Floorplan 1](/listings/photos/55868893/1631051) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/55868893/1631054) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 BEECH HILL, BARNET, ENFIELD, GREATER LONDON, EN4 0JN | £815,000 | 18/11/1998 | 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 |
|---------|-------|------|------|
| 18 BEECH HILL, BARNET, ENFIELD, GREATER LONDON, EN4 0JP | £3,675,000 | 02/11/2023 | Detached |
| [Same street] 17 BEECH HILL, BARNET, ENFIELD, GREATER LONDON, EN4 0JN | £3,200,000 | 04/08/2023 | Detached |
| 445 COCKFOSTERS ROAD, BARNET, ENFIELD, GREATER LONDON, EN4 0HJ | £1,660,000 | 18/07/2023 | Detached |
| [Same street] 21 BEECH HILL, BARNET, ENFIELD, GREATER LONDON, EN4 0JN | £4,165,000 | 29/09/2022 | Detached |
| 74 LANCASTER AVENUE, BARNET, ENFIELD, GREATER LONDON, EN4 0EU | £1,600,000 | 29/09/2022 | Detached |
| 76 LANCASTER AVENUE, BARNET, ENFIELD, GREATER LONDON, EN4 0EU | £2,000,000 | 19/01/2022 | Detached |
| 42 BEECH HILL, BARNET, ENFIELD, GREATER LONDON, EN4 0JP | £900,000 | 07/09/2021 | Detached |

**Street average:** £3,682,500 (2 sales)
**Area average:** £1,967,000 (5 sales)

## Price vs local average

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

- **Local average:** £1,382,679 (14 Detached, EN4, 2024–2026)
- **Deviation:** +164%

## Rental Range

*ONS Price Index of Private Rents (Enfield). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,623/mo
- **Realistic:** £1,803/mo
- **Optimistic:** £1,983/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:** 0.05% (weak for cashflow)
- **Max investor price (0.8%):** £225,375
- **Target investor price (1%):** £180,300

*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.*

## Capital growth trend

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

- **5y growth:** -14.5%
- **10y growth:** 48.1%

## House Price Index (HM Land Registry)

*Official index for Enfield; Detached series; as of April 2026.*

- **1y growth (index):** -1.3%
- **5y growth (index):** 8.3%
- **10y growth (index):** 18.1%

## 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

Last sold

£815,000 Nov 1998

Local average

£1,382,679 (+164%)

Deprivation

Decile 10 (31,129 of 33,755)

Street crime

25 incidents within 1 mile (May 2026)

Key features

Sole Agents
Stunning interior designed detached family home
Spectacular indoor swimming pool/leisure complex
Floodlit basketball/short tennis court
Security gates

Additional details

Parking: Yes
Garden: Yes

Description

Stunning interior designed detached family home with a spectacular indoor swimming pool/leisure complex and a floodlit basketball/short tennis court. This delightful home, which is approached via twin security gates, offers a wealth of entertaining space, with a magnificent fitted kitchen which overlooks the indoor pool complex.

The accommodation comprises Reception hall entrance, Guest cloakroom, Reception room, Dining room, Television room, Luxury fitted kitchen/family room, Utility room, Master fitted bedroom with en suite bathroom, 2nd bedroom with en suite dressing room and en suite bathroom, 3rd bedroom with en suite dressing room and en suite shower room, 4th bedroom, 5th bedroom/study, Family bathroom, Games room. Leisure complex with indoor heated swimming pool, whirlpool, sauna, changing room and cloakroom. Delightful landscaped gardens with floodlit basketball/short tennis court. Deep front garden with twin security gates providing access to the garage and ample guest parking.

Situated in the areas premier road within close proximity to Hadley Wood Golf Club and within easy distance to Hadley Wood mainline station (which offers a regular service into Moorgate and Kings Cross with a journey time of approx 30 mins), local amenities & shops. Cockfosters underground station (Piccadilly Line) is approx 3 miles away as is junction 24 of the M25, which provides a link to all major motorway links and to all London airports.

For more properties for sale in Hadley Wood please call our Estate Agents in Hadley Wood 0208 440 9797 .

Reception Hall Entrance -

Guest Cloakroom -

Reception Room Through To Dining Room - 34'6" x 21'9" (10.52m x 6.63m) -

Television Room - 16' x 12' (4.88m x 3.66m) -

Luxury Fitted Kitchen/Family Room - 28'3" x 23'6" (8.61m x 7.16m) -

Utility Room - 12'9" x 11'6" (3.89m x 3.51m) -

Master Fitted Bedroom - 20'6" x 20'1" (6.25m x 6.12m) -

En Suite Bathroom -

2nd Bedroom - 13'9" x 13'6" (4.19m x 4.11m) -

En Suite Dressing Room -

En Suite Bathroom -

3rd Bedroom - 15'9" x 13'9" (4.80m x 4.19m) -

En Suite Dressing Room -

En Suite Shower Room -

4Th Bedroom - 13'3" x 11'9" (4.04m x 3.58m) -

5Th Bedroom/Study - 15'3" x 10'1" (4.65m x 3.07m) -

Family Bathroom -

Games Room - 24'6" x 15'1" (7.47m x 4.60m) -

Leisure Complex With Indoor Heated Swimming Pool - 35' x 27'3" (10.67m x 8.31m) -

Landscaped Gardens -

Garage - 18'9" x 10'6" (5.72m x 3.20m) -

In accordance with the 1993 Misrepresentation Act the agent had not tested any apparatus, equipment, fixtures, fittings or services and so, cannot verify they are in working order, or fit for their purpose. Neither has the agent checked the legal documentation to verify the leasehold/freehold status of the property. The buyer is advised to obtain verification from their solicitor or surveyor. Also, photographs are for illustration only and may depict items which are not for sale or included in the sale of the property, All sizes are approximate. All dimensions include wardrobe spaces where applicable.

Floor plans should be used as a general outline for guidance only and do not constitute in whole or in part an offer or contract. Any intending purchaser or lessee should satisfy themselves by inspection, searches, enquires and full survey as to the correctness of each statement. Any areas, measurements or distances quoted are approximate and should not be used to value a property or be the basis of any sale or let. Floor Plans only for illustration purposes only not to scale

Listed by

Hadley Wood

Statons

Reference: 55868893

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	18/11/1998 (27 years ago)	£815,000	—

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
18 BEECH HILL, BARNET, ENFIELD, GREATER LONDON, EN4 0JP	£3,675,000	02/11/2023	Detached
Same street 17 BEECH HILL, BARNET, ENFIELD, GREATER LONDON, EN4 0JN	£3,200,000	04/08/2023	Detached
445 COCKFOSTERS ROAD, BARNET, ENFIELD, GREATER LONDON, EN4 0HJ	£1,660,000	18/07/2023	Detached
Same street 21 BEECH HILL, BARNET, ENFIELD, GREATER LONDON, EN4 0JN	£4,165,000	29/09/2022	Detached
74 LANCASTER AVENUE, BARNET, ENFIELD, GREATER LONDON, EN4 0EU	£1,600,000	29/09/2022	Detached
76 LANCASTER AVENUE, BARNET, ENFIELD, GREATER LONDON, EN4 0EU	£2,000,000	19/01/2022	Detached
42 BEECH HILL, BARNET, ENFIELD, GREATER LONDON, EN4 0JP	£900,000	07/09/2021	Detached

Street average: £3,682,500 (2 sales)

Area average: £1,967,000 (5 sales)

Capital growth trend

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

5y growth -14.5%

10y growth 48.1%

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

1y (index) -1.3%

5y (index) 8.3%

10y (index) 18.1%

Rental Range

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

Low £1,623/mo

Realistic £1,803/mo

Optimistic £1,983/mo

Based on Local Authority from postcode lookup → Enfield.

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 EN4 0JN

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Beech Hill	0.1 miles
Bus stop	Beech Hill	0.1 miles
Train station	Hadley Wood	0.7 miles
Shop	Body by Me	0.7 miles
Shop	Hadley Wood Grooming Lounge	0.7 miles
Train station	Cockfosters	1.2 miles
Hospital	Priory Hospital	3.0 miles
Hospital	North London Hospice Winchmore Hill	4.1 miles
University	Flood Hazard Research Centre	6.0 miles
University	Middlesex University	6.0 miles

Street-level crime

Category	Count
Anti-social behaviour	6
Vehicle crime	5
Violence and sexual offences	5
Burglary	2
Other theft	2
Public order	2
Drugs	1
Other crime	1
Robbery	1
Total incidents	25

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
Hadley Wood Primary School	Primary	0.6 miles	Good — 21 Sep 2022
Livingstone Primary and Nursery School	Primary	0.9 miles	Outstanding — 28 Jan 2024
JCoSS	Secondary	0.9 miles	Good — 9 Jan 2023
Trent CofE Primary School	Primary	1.2 miles	Outstanding — 12 Jan 2017
St John's Preparatory and Senior School	Other	1.2 miles	Outstanding — 1 May 2019

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.05%

Max investor price (0.8%) £225,375

Target investor price (1%) £180,300

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).

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