Sold Flat

32 MARKET PLACE

LONDON, GREATER LONDON N2 8BB

2 beds 1 baths 63 m² Listed 22 May 2018 (-2923d)

£510,000

Reduced on 7 May 2019

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# 2 bedroom flat for sale (N2 8BB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 MARKET PLACE, LONDON, GREATER LONDON N2 8BB |
| Price | £510,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £470,000 Aug 2019 |

## Description

Beautifully set on the ground floor of a gorgeous period building this charming two bedroom garden flat offers a naturally bright bay-fronted reception room and offers a brilliant private garden.

Market Place is a quiet residential street located moments from the shops and amenities of East Finchley while the charming cafes, bars and restaurants of Muswell Hill and the green spaces of Highgate Wood are also within easy reach.

## Property Photos

- ![Photo](/listings/photos/54528105/370693)
- ![Photo](/listings/photos/54528105/370695)
- ![Photo](/listings/photos/54528105/370696)
- ![Photo](/listings/photos/54528105/370697)
- ![Photo](/listings/photos/54528105/370698)
- ![Photo](/listings/photos/54528105/370699)
- ![Photo](/listings/photos/54528105/370700)

## Floorplans

- ![Floorplan area for info only, not for £sq/ft val](/listings/photos/54528105/370701) - Floorplan area for info only, not for £sq/ft val
- ![Floorplan 2](/listings/photos/54528105/370702) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/54528105/370709) - EER
- ![EIR](/listings/photos/54528105/370711) - EIR

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #14239326
- **Address:** 32 Market Place, LONDON, N2 8BB
- **Certificate Issued:** 11/10/2020
- **Work Completed:** 30/09/2020
- **Items:** 1 window(s)

### FENSA Certificate #6333443
- **Address:** 32 Market Place, LONDON, N2 8BB
- **Certificate Issued:** 03/03/2009
- **Work Completed:** 05/02/2009
- **Items:** 1 window(s)

### FENSA Certificate #6682499
- **Address:** 32 Market Place, LONDON, N2 8BB
- **Certificate Issued:** 13/07/2009
- **Work Completed:** 26/06/2009
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 MARKET PLACE, LONDON, BARNET, GREATER LONDON, N2 8BB | £470,000 | 13/08/2019 | Flat |
| 32 MARKET PLACE, LONDON, BARNET, GREATER LONDON, N2 8BB | £150,000 | 26/05/2000 | 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 |
|---------|-------|------|------|
| 234 FIRST FLOOR FLAT EAST END ROAD, LONDON, BARNET, GREATER LONDON, N2 8AX | £670,000 | 16/05/2023 | Flat |
| 7A MARKET PLACE, LONDON, BARNET, GREATER LONDON, N2 8BD | £530,000 | 28/07/2022 | Flat |
| [Same street] 54 MARKET PLACE, LONDON, BARNET, GREATER LONDON, N2 8BB | £535,000 | 05/01/2022 | Flat |
| [Same street] 50 MARKET PLACE, LONDON, BARNET, GREATER LONDON, N2 8BB | £460,000 | 13/09/2021 | Flat |
| [Same street] 10A MARKET PLACE, LONDON, BARNET, GREATER LONDON, N2 8BB | £525,000 | 27/05/2021 | Flat |

**Street average:** £506,667 (3 sales)
**Area average:** £600,000 (2 sales)

## Price vs local average

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

- **Local average:** £461,251 (40 Flat, N2, 2024–2026)
- **Deviation:** +10.6%

## 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 Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £698/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, Falloden Way, NW11 | £2,000/mo | 2 | 0.73 miles | OpenRent |

**Average rent: £2,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.3×
- **Monthly cashflow:** £-233/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.9%

*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).*

## Capital growth trend

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

- **5y growth:** -26.6%
- **10y growth:** 9.7%

## House Price Index (HM Land Registry)

*Official index for Barnet; Flats and maisonettes series; as of February 2026.*

- **1y growth (index):** -5.6%
- **5y growth (index):** -3.1%
- **10y growth (index):** 0.1%

## 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

SHARE_OF_FREEHOLD

Floor area

63 m²

Last sold

£470,000 Aug 2019

Local average

£461,251 (+10.6%)

Deprivation

Decile 8 (24,222 of 33,755)

Street crime

349 incidents within 1 mile (Mar 2026)

Key features

Gorgeous two bedroom flat
Set on the ground floor of a lovely period building
Benefits from a superb thirty-seven foot private garden
Boasts its own private entrance
Bay-fronted reception room
Spacious fitted kitchen

Additional details

Garden: Yes

Description

Beautifully set on the ground floor of a gorgeous period building this charming two bedroom garden flat offers a naturally bright bay-fronted reception room and offers a brilliant private garden.

Market Place is a quiet residential street located moments from the shops and amenities of East Finchley while the charming cafes, bars and restaurants of Muswell Hill and the green spaces of Highgate Wood are also within easy reach.

Listed by

Muswell Hill

Foxtons

Reference: 54528105

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan area for info only, not for £sq/ft val

Floorplan 2

EPC Graphs

EER

EIR

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #14239326

Property Details

Street: 32 Market Place

Town: LONDON

Postcode: N2 8BB

Installation Details

Items: 1 window

Certificate Issued: 11/10/2020

Work Completed: 30/09/2020

This certificate data was retrieved from FENSA's database

FENSA Certificate #6333443

Property Details

Street: 32 Market Place

Town: LONDON

Postcode: N2 8BB

Installation Details

Items: 1 window

Certificate Issued: 03/03/2009

Work Completed: 05/02/2009

This certificate data was retrieved from FENSA's database

FENSA Certificate #6682499

Property Details

Street: 32 Market Place

Town: LONDON

Postcode: N2 8BB

Installation Details

Items: 2 windows

Certificate Issued: 13/07/2009

Work Completed: 26/06/2009

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

213% since 2000

Event	Date	Price	% change
Sold	13/08/2019 (6 years ago)	£470,000	+213.3%
Sold	26/05/2000 (25 years ago)	£150,000	—

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
234 FIRST FLOOR FLAT EAST END ROAD, LONDON, BARNET, GREATER LONDON, N2 8AX	£670,000	16/05/2023	Flat
7A MARKET PLACE, LONDON, BARNET, GREATER LONDON, N2 8BD	£530,000	28/07/2022	Flat
Same street 54 MARKET PLACE, LONDON, BARNET, GREATER LONDON, N2 8BB	£535,000	05/01/2022	Flat
Same street 50 MARKET PLACE, LONDON, BARNET, GREATER LONDON, N2 8BB	£460,000	13/09/2021	Flat
Same street 10A MARKET PLACE, LONDON, BARNET, GREATER LONDON, N2 8BB	£525,000	27/05/2021	Flat

Street average: £506,667 (3 sales)

Area average: £600,000 (2 sales)

Capital growth trend

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

5y growth -26.6%

10y growth 9.7%

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

1y (index) -5.6%

5y (index) -3.1%

10y (index) 0.1%

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 Peterborough: £698/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N2 8BB

Nearby

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

Type	Name	Distance
Shop	Iceland	0.1 miles
Bus stop	High Road East Finchley	0.1 miles
Bus stop	Kitchener Road	0.1 miles
Shop	Budgens	0.1 miles
Train station	East Finchley	0.2 miles
Train station	Highgate	1.2 miles
University	Central Belsize Square	3.0 miles
University	Flood Hazard Research Centre	3.2 miles
Hospital	Priory Hospital	3.6 miles
Hospital	North London Hospice Winchmore Hill	4.0 miles

Street-level crime

Category	Count
Violence and sexual offences	82
Anti-social behaviour	78
Shoplifting	31
Vehicle crime	31
Burglary	25
Criminal damage and arson	23
Public order	20
Other theft	17
Drugs	14
Robbery	11
Theft from the person	10
Bicycle theft	3
Other crime	2
Possession of weapons	2
Total incidents	349

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
Holy Trinity CofE Primary School	Primary	0.1 miles	Good — 9 Sep 2024
The Archer Academy	Secondary	0.2 miles	Outstanding — 18 Jun 2019
Martin Primary School	Primary	0.3 miles	Good — 26 Nov 2023
Oak Lodge School	Other	0.5 miles	Outstanding — 31 Jan 2014
Kerem School	Other	0.5 miles	— (No rating)

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, Falloden Way, NW11	£2,000/mo	2	0.73 miles	OpenRent

Average rent: £2,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £250,000

Target investor price (1%) £200,000

Gross yield 4.7%

Cost-to-rent ratio 21.3×

Monthly cashflow £-233/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.9%

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).