# 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 |
| Construction age | England and Wales: before 1900 |
| Floor area | 63 m² |
| Last sold | £470,000 Aug 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 11/05/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £18,345

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- D (£80 - £120)
- E (£45)
- F (£200 - £400)
- G (£350 - £450)
- 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/9528-5043-7215-4746-6914)

## 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 |

**Street average:** £497,500 (2 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

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £241,375
- **Target investor price (1%):** £193,100

*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.*

## Price per Square Metre

- **£/m²:** £8,095/m²

## Capital growth trend

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

- **5y growth:** 7.5%
- **10y growth:** -11.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -6.5%
- **5y growth (index):** -4.5%
- **10y growth (index):** -0.2%

## 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)