Sold Flat

82A

UPPER TOLLINGTON PARK, LONDON, GREATER LONDON N4 4NB

2 beds 1 baths 1,367 sq ft Listed 30 Jan 2024 (-869d)

£825,000

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# 2 bedroom flat for sale (N4 4NB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 82A, UPPER TOLLINGTON PARK, LONDON, GREATER LONDON N4 4NB |
| Price | £825,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 127 m² |
| Last sold | £1,035,000 Oct 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 31/03/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,036/year
- **Est. upgrade cost to C:** £18,270

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- E (£95)
- G (£350 - £450)
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8708-3694-6329-5507-2463)

## Description

Upper Tollington Park is perfectly positioned close to Finsbury Park station (Great Northern, Thameslink, Victoria and Piccadilly Lines) and the great selection of shops, bars, restaurants and cafés that the Finsbury Park and Stroud Green areas have to offer.

## Property Photos

- ![Photo](/listings/photos/144173216/622114)
- ![Photo](/listings/photos/144173216/622115)
- ![Photo](/listings/photos/144173216/622116)
- ![Photo](/listings/photos/144173216/622117)
- ![Photo](/listings/photos/144173216/622118)
- ![Photo](/listings/photos/144173216/622119)
- ![Photo](/listings/photos/144173216/622120)
- ![Photo](/listings/photos/144173216/622121)
- ![Photo](/listings/photos/144173216/622122)
- ![Photo](/listings/photos/144173216/622123)

## Floorplans

- ![Floorplan 1](/listings/photos/144173216/622124) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/144173216/622125) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #13075921
- **Address:** 82A (Ground Floor) Upper Tollington Park, LONDON, N4 4NB
- **Certificate Issued:** 06/08/2018
- **Work Completed:** 10/07/2018
- **Items:** 4 window(s), 1 door(s)

### FENSA Certificate #13285914
- **Address:** 82a Upper Tollington Park, LONDON, N4 4NB
- **Certificate Issued:** 11/12/2018
- **Work Completed:** 09/11/2018
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 82A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £1,035,000 | 27/10/2023 | 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 |
|---------|-------|------|------|
| [Same street] 84 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £1,072,000 | 07/01/2026 | Flat |
| [Same street] 90 GROUND FLOOR RIGHT FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £330,000 | 19/12/2025 | Flat |
| 70B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LS | £375,000 | 05/12/2025 | Flat |
| 17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX | £500,000 | 11/11/2025 | Flat |
| [Same street] 78 FLAT 1 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £400,000 | 20/08/2025 | Flat |
| 24C OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NL | £705,000 | 30/07/2025 | Flat |
| 28 OSBORNE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SD | £810,000 | 24/07/2025 | Flat |
| [Same street] 82B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £767,500 | 24/04/2025 | Flat |
| 83A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LP | £735,000 | 18/02/2025 | Flat |
| [Same street] 92 FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £720,000 | 28/03/2024 | Flat |
| 29A OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NP | £495,000 | 20/10/2023 | Flat |
| 38C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £470,000 | 13/10/2023 | Flat |
| 48 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £580,000 | 27/09/2023 | Flat |
| 32 FLAT 1 LANCASTER ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PR | £745,000 | 11/09/2023 | Flat |
| 103 FLAT D UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND | £450,000 | 25/08/2023 | Flat |
| 7 1 CORNWALL ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PH | £632,200 | 17/08/2023 | Flat |
| 117C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND | £800,000 | 04/08/2023 | Flat |
| 33 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NT | £445,000 | 23/05/2023 | Flat |
| 43 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4DD | £500,000 | 23/05/2023 | Flat |
| 11A SECOND FLOOR FLAT VICTORIA ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SH | £648,000 | 17/04/2023 | Flat |
| 17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX | £410,000 | 29/03/2023 | Flat |
| 56C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £242,000 | 29/03/2023 | Flat |
| CONNAUGHT LODGE FLAT 4 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NR | £345,000 | 24/02/2023 | Flat |
| 72 GROUND FLOOR FLAT FLORENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4DP | £550,000 | 15/02/2023 | Flat |
| 7B - 7D OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NH | £431,165 | 22/12/2022 | Flat |
| [Same street] 86B FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £583,000 | 21/12/2022 | Flat |
| [Same street] 76 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £695,000 | 10/06/2022 | Flat |
| [Same street] 72 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £510,000 | 05/05/2022 | Flat |
| [Same street] 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £1,890,000 | 30/10/2021 | Other |
| [Same street] 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £2,633,181 | 30/09/2021 | Semi-detached |

**Street average:** £960,068 (10 sales)
**Area average:** £543,418 (20 sales)

## Price vs local average

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

- **Local average:** £548,485 (117 Flat, N4, 2024–2026)
- **Deviation:** +50.4%

## Rental Range

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

- **Low:** £1,993/mo
- **Realistic:** £2,214/mo
- **Optimistic:** £2,435/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/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, Endymion Road, N4 | £2,000/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Perth Road, N4 | £2,100/mo | 2 | 0.27 miles | OpenRent |

**Average rent: £2,050/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £256,250
- **Target investor price (1%):** £205,000

*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 £2,050/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.5×
- **Monthly cashflow:** £-1,429/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.2%

*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:** £6,496/m²

## Capital growth trend

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

- **5y growth:** -3.1%
- **10y growth:** 13.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.8%
- **5y growth (index):** 3.8%
- **10y growth (index):** 10.4%

## 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

127 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£1,035,000 Oct 2023

Price per m²

£6,496/m²

Local average

£548,485 (+50.4%)

Deprivation

Decile 4 (12,633 of 33,755)

Street crime

1261 incidents within 1 mile (Apr 2026)

Key features

Two Bedrooms
Share of Freehold
Private Terrace
Dining Room / Study
Victorian Conversion
Close To Finsbury Park

Description

An exceptional first-floor flat just over 900 sq.ft, with two double bedrooms and a spacious reception room. The property also offers a separate kitchen and dining room/study which leads out onto a private South East facing terrace.

Upper Tollington Park is perfectly positioned close to Finsbury Park station (Great Northern, Thameslink, Victoria and Piccadilly Lines) and the great selection of shops, bars, restaurants and cafés that the Finsbury Park and Stroud Green areas have to offer.

Listed by

Finsbury Park

Dexters

Reference: 144173216

EPC Rating & Upgrade Cost

This certificate expired on 31/03/2026. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: C

Inspection date: 01/04/2016

Expiry date: 31/03/2026 (expired)

Current heating cost: £1,036/year

Potential heating cost: £550/year

Est. upgrade cost to C: £18,270

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£95)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #13075921

Property Details

Street: 82A (Ground Floor) Upper Tollington Park

Town: LONDON

Postcode: N4 4NB

Installation Details

Items: 4 windows and 1 door

Certificate Issued: 06/08/2018

Work Completed: 10/07/2018

This certificate data was retrieved from FENSA's database

FENSA Certificate #13285914

Property Details

Street: 82a Upper Tollington Park

Town: LONDON

Postcode: N4 4NB

Installation Details

Items: 1 window

Certificate Issued: 11/12/2018

Work Completed: 09/11/2018

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	27/10/2023 (2 years ago)	£1,035,000	—

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
Same street 84 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£1,072,000	07/01/2026	Flat
Same street 90 GROUND FLOOR RIGHT FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£330,000	19/12/2025	Flat
70B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LS	£375,000	05/12/2025	Flat
17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX	£500,000	11/11/2025	Flat
Same street 78 FLAT 1 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£400,000	20/08/2025	Flat
24C OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NL	£705,000	30/07/2025	Flat
28 OSBORNE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SD	£810,000	24/07/2025	Flat
Same street 82B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£767,500	24/04/2025	Flat
83A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LP	£735,000	18/02/2025	Flat
Same street 92 FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£720,000	28/03/2024	Flat
29A OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NP	£495,000	20/10/2023	Flat
38C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX	£470,000	13/10/2023	Flat
48 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX	£580,000	27/09/2023	Flat
32 FLAT 1 LANCASTER ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PR	£745,000	11/09/2023	Flat
103 FLAT D UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND	£450,000	25/08/2023	Flat
7 1 CORNWALL ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PH	£632,200	17/08/2023	Flat
117C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND	£800,000	04/08/2023	Flat
33 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NT	£445,000	23/05/2023	Flat
43 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4DD	£500,000	23/05/2023	Flat
11A SECOND FLOOR FLAT VICTORIA ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SH	£648,000	17/04/2023	Flat
17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX	£410,000	29/03/2023	Flat
56C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX	£242,000	29/03/2023	Flat
CONNAUGHT LODGE FLAT 4 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NR	£345,000	24/02/2023	Flat
72 GROUND FLOOR FLAT FLORENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4DP	£550,000	15/02/2023	Flat
7B - 7D OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NH	£431,165	22/12/2022	Flat
Same street 86B FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£583,000	21/12/2022	Flat
Same street 76 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£695,000	10/06/2022	Flat
Same street 72 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£510,000	05/05/2022	Flat
Same street 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£1,890,000	30/10/2021	Other
Same street 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£2,633,181	30/09/2021	Semi-detached

Street average: £960,068 (10 sales)

Area average: £543,418 (20 sales)

Capital growth trend

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

5y growth -3.1%

10y growth 13.3%

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

1y (index) -1.8%

5y (index) 3.8%

10y (index) 10.4%

Rental Range

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

Low £1,993/mo

Realistic £2,214/mo

Optimistic £2,435/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N4 4NB

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Beatrice Road	0.1 miles
Bus stop	Hail & Ride American Gardens	0.1 miles
Shop	Amia's Hair Studio	0.3 miles
Shop	Doreen Hair Fashions	0.3 miles
Train station	Harringay	0.4 miles
Train station	Manor House	0.5 miles
Hospital	Moorfields at Hoxton	2.7 miles
University	University of Wales Trinity Saint David London	2.7 miles
University	Paris Dauphine University - London Campus	2.8 miles
Hospital	Great Ormond Street Outpatients - Zebra and Hippo Clinic Areas	3.5 miles

Street-level crime

Category	Count
Anti-social behaviour	366
Violence and sexual offences	251
Theft from the person	107
Other theft	82
Public order	74
Vehicle crime	70
Shoplifting	66
Drugs	54
Robbery	53
Criminal damage and arson	49
Burglary	46
Possession of weapons	17
Bicycle theft	14
Other crime	12
Total incidents	1261

Within 1 mile during Apr 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
Stroud Green Primary School	Primary	0.2 miles	Good — 4 Mar 2013
St Aidan's Voluntary Controlled Primary School	Primary	0.3 miles	Outstanding — 12 Sep 2024
North Islington Nursery School	Nursery	0.5 miles	Good — 22 Nov 2012
Arts and Media School Islington	Secondary	0.5 miles	Good — 18 Jun 2023
Christ The King Catholic Primary School	Primary	0.5 miles	Good — 12 Jan 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
2 Bed Flat, Endymion Road, N4	£2,000/mo	2	0.19 miles	OpenRent
2 Bed Flat, Perth Road, N4	£2,100/mo	2	0.27 miles	OpenRent

Average rent: £2,050/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.25%

Max investor price (0.8%) £256,250

Target investor price (1%) £205,000

Gross yield 3%

Cost-to-rent ratio 33.5×

Monthly cashflow £-1,429/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.2%

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).

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