Sold STC Semi-detached

66 WESTERN WAY

BARNET, GREATER LONDON EN5 2BT

3 beds 969 sq ft Listed 25 Oct 2013 (-4662d)

£400,000

Offers in Excess of

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# 3 bedroom semi-detached house for sale (EN5 2BT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 66 WESTERN WAY, BARNET, GREATER LONDON EN5 2BT |
| Price | £400,000 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 90 m² |
| Last sold | £404,000 Mar 2014 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 22/10/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £29,783

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- C (£15 - £30)
- E (£35)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2178-7980-7250-1757-5954)

## Description

Requiring some updating and refurbishing, three bedroom semi detached house situated on the west side of this residential turning with garden backing onto King George V playing fields.

*  SEMI DETACHED HOUSE  *  BACKING ONTO KING GEORGE V PLAYING FIELDS  *  THREE BEDROOMS  *  TWO RECEPTION ROOMS  * KITCHEN  *  BATHROOM  *  SOME UPDATING REQUIRED  *

Three bedroom semi detached family home located on the west side of this residential turning, with garden backing onto King George V playing fields.  Well placed for local schools and approximately one mile from High Barnet underground station and town centre.  The property is in need of some updating and modernisation and comprises two reception rooms, three bedrooms, bathroom, UPVC double glazing and gas central heating.

**ACCOMMODATION**

**ENTRANCE:** via wood panelled door with opaque glazed inset into:

**HALL:** Opaque UPVC double glazed window to side, single panel radiator beneath, stairs rising to first floor.

**RECEPTION ONE:** 13'5 x 12'1 (4.09m x 3.68m) UPVC double glazed bay window to front, double panel radiator beneath, multi paned double doors to:

**RECEPTION TWO:** 16'6 x 11'2 (5.03m x 3.4m) UPVC double glazed windows and door to rear, fireplace with exposed brick surround and tiled hearth, coving.

**KITCHEN:** 12'4 x 6'4 (3.76m x 1.93m) Fitted wall and base units with tiled splash back, tiled work surface incorporating one and a quarter bowl sink and drainer unit with mixer tap, four ring gas hob, integrated oven, single panel radiator, door to:

**LOBBY:** plumbing for washing machine, UPVC double glazed window and door to rear.

**FIRST FLOOR LANDING:** Opaque UPVC double glazed window to side, access to loft.

**BEDROOM ONE:** 13'6 x 10'7 (4.11m x 3.23m) UPVC double glazed window to front, single panel radiator beneath, built-in wardrobes.

**BEDROOM TWO:** 12'4 x 8'11 (3.76m x 2.72m) to front of wardrobes.  UPVC double glazed window to rear, single panel radiator beneath, built-in wardrobes.

**VIEW FROM BEDROOM TWO**

**BEDROOM THREE:** 8'5 x 7' (2.57m x 2.13m) UPVC double glazed window to front, single panel radiator beneath, built-in cupboards.

**BATHROOM:** Panelled bath, separate shower cubicle, low flush W.C., pedestal wash hand basin, tiled walls, opaque UPVC double glazed window to side, double panel radiator.

**REAR GARDEN:** Approximately 45' (13.72m).  Paved patio area, steps descending to lawn leading to rear, path to side with gate leading to front of building

Consumer Protection from Unfair Trading Regulations 2008.

The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose.  A Buyer is advised to obtain verification from their Solicitor or Surveyor.  References to the Tenure of a Property are based on information supplied by the Seller.  The Agent has not had sight of the title documents.  A Buyer is advised to obtain verification from their Solicitor.  Items shown in photographs are NOT included unless specifically mentioned within the sales particulars.  They may however be available by separate negotiation.  Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property.

## Property Photos

- ![Photo](/listings/photos/43760120/1606599)
- ![Photo](/listings/photos/43760120/1606600)
- ![Photo](/listings/photos/43760120/1606601)
- ![Photo](/listings/photos/43760120/1606602)
- ![Photo](/listings/photos/43760120/1606603)
- ![Photo](/listings/photos/43760120/1606604)
- ![Photo](/listings/photos/43760120/1606606)
- ![Photo](/listings/photos/43760120/1606608)
- ![Photo](/listings/photos/43760120/1606610)
- ![EPC](/listings/photos/43760120/1606613) - EPC

## Floorplans

- ![Floorplan 1](/listings/photos/43760120/1606616) - Floorplan 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #592736
- **Address:** 66 Western Way, BARNET, EN5 2BT
- **Certificate Issued:** 26/08/2003
- **Work Completed:** 10/03/2003
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 66 WESTERN WAY, BARNET, GREATER LONDON, EN5 2BT | £404,000 | 06/03/2014 | Semi-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 |
|---------|-------|------|------|
| 86 GRASVENOR AVENUE, BARNET, GREATER LONDON, EN5 2DB | £775,000 | 21/01/2026 | Semi-detached |
| 21 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS | £735,000 | 28/08/2025 | Semi-detached |
| 6 IVERE DRIVE, NEW BARNET, BARNET, GREATER LONDON, EN5 1AS | £595,000 | 25/02/2025 | Semi-detached |
| 37 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS | £790,000 | 26/10/2023 | Semi-detached |
| [Same street] 86 WESTERN WAY, BARNET, GREATER LONDON, EN5 2BT | £600,000 | 20/07/2023 | Semi-detached |
| 3 THE LINKWAY, BARNET, GREATER LONDON, EN5 2BX | £670,000 | 30/06/2023 | Semi-detached |
| 9 COUNTY GATE, NEW BARNET, BARNET, GREATER LONDON, EN5 1EH | £720,000 | 10/03/2023 | Semi-detached |
| 109 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BN | £708,000 | 27/09/2022 | Semi-detached |
| 7 WYCHERLEY CRESCENT, NEW BARNET, BARNET, GREATER LONDON, EN5 1AR | £308,000 | 15/09/2022 | Semi-detached |
| 9 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS | £700,000 | 31/03/2022 | Semi-detached |
| 38 COUNTY GATE, NEW BARNET, BARNET, GREATER LONDON, EN5 1EH | £700,000 | 16/12/2021 | Semi-detached |
| 44 GRASVENOR AVENUE, BARNET, GREATER LONDON, EN5 2DB | £575,000 | 14/10/2021 | Semi-detached |
| 63 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BP | £635,700 | 30/09/2021 | Semi-detached |
| 55 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BP | £670,000 | 29/09/2021 | Semi-detached |

**Street average:** £600,000 (1 sale)
**Area average:** £660,131 (13 sales)

## Price vs local average

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

- **Local average:** £829,706 (33 Semi-detached, EN5, 2024–2026)
- **Deviation:** -51.8%

## Rental Range

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

- **Low:** £1,745/mo
- **Realistic:** £1,939/mo
- **Optimistic:** £2,133/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,690/mo

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £242,375
- **Target investor price (1%):** £193,900

*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:** £4,444/m²

## Capital growth trend

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

- **5y growth:** -0.1%
- **10y growth:** 38.9%

## House Price Index (HM Land Registry)

*Official index for Barnet; Semi-detached series; as of April 2026.*

- **1y growth (index):** -2.7%
- **5y growth (index):** 7.4%
- **10y growth (index):** 14.1%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 EPC

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Property details

Floor area

90 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£404,000 Mar 2014

Price per m²

£4,444/m²

Local average

£829,706 (-51.8%)

Deprivation

Decile 7 (21,181 of 33,755)

Street crime

228 incidents within 1 mile (May 2026)

Additional details

Garden: Yes

Description

Requiring some updating and refurbishing, three bedroom semi detached house situated on the west side of this residential turning with garden backing onto King George V playing fields.

* SEMI DETACHED HOUSE * BACKING ONTO KING GEORGE V PLAYING FIELDS * THREE BEDROOMS * TWO RECEPTION ROOMS * KITCHEN * BATHROOM * SOME UPDATING REQUIRED *

Three bedroom semi detached family home located on the west side of this residential turning, with garden backing onto King George V playing fields. Well placed for local schools and approximately one mile from High Barnet underground station and town centre. The property is in need of some updating and modernisation and comprises two reception rooms, three bedrooms, bathroom, UPVC double glazing and gas central heating.

ACCOMMODATION

ENTRANCE: via wood panelled door with opaque glazed inset into:

HALL: Opaque UPVC double glazed window to side, single panel radiator beneath, stairs rising to first floor.

RECEPTION ONE: 13'5 x 12'1 (4.09m x 3.68m) UPVC double glazed bay window to front, double panel radiator beneath, multi paned double doors to:

RECEPTION TWO: 16'6 x 11'2 (5.03m x 3.4m) UPVC double glazed windows and door to rear, fireplace with exposed brick surround and tiled hearth, coving.

KITCHEN: 12'4 x 6'4 (3.76m x 1.93m) Fitted wall and base units with tiled splash back, tiled work surface incorporating one and a quarter bowl sink and drainer unit with mixer tap, four ring gas hob, integrated oven, single panel radiator, door to:

LOBBY: plumbing for washing machine, UPVC double glazed window and door to rear.

FIRST FLOOR LANDING: Opaque UPVC double glazed window to side, access to loft.

BEDROOM ONE: 13'6 x 10'7 (4.11m x 3.23m) UPVC double glazed window to front, single panel radiator beneath, built-in wardrobes.

BEDROOM TWO: 12'4 x 8'11 (3.76m x 2.72m) to front of wardrobes. UPVC double glazed window to rear, single panel radiator beneath, built-in wardrobes.

VIEW FROM BEDROOM TWO

BEDROOM THREE: 8'5 x 7' (2.57m x 2.13m) UPVC double glazed window to front, single panel radiator beneath, built-in cupboards.

BATHROOM: Panelled bath, separate shower cubicle, low flush W.C., pedestal wash hand basin, tiled walls, opaque UPVC double glazed window to side, double panel radiator.

REAR GARDEN: Approximately 45' (13.72m). Paved patio area, steps descending to lawn leading to rear, path to side with gate leading to front of building

Consumer Protection from Unfair Trading Regulations 2008.
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property.

Listed by

Barnet

Hunters (Barnet)

Reference: 43760120

EPC Rating & Upgrade Cost

This certificate expired on 22/10/2023. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: B

Inspection date: 23/10/2013

Expiry date: 22/10/2023 (expired)

Est. upgrade cost to C: £29,783

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£35)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #592736

Property Details

Street: 66 Western Way

Town: BARNET

Postcode: EN5 2BT

Installation Details

Items: 2 windows

Certificate Issued: 26/08/2003

Work Completed: 10/03/2003

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	06/03/2014 (12 years ago)	£404,000	—

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
86 GRASVENOR AVENUE, BARNET, GREATER LONDON, EN5 2DB	£775,000	21/01/2026	Semi-detached
21 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS	£735,000	28/08/2025	Semi-detached
6 IVERE DRIVE, NEW BARNET, BARNET, GREATER LONDON, EN5 1AS	£595,000	25/02/2025	Semi-detached
37 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS	£790,000	26/10/2023	Semi-detached
Same street 86 WESTERN WAY, BARNET, GREATER LONDON, EN5 2BT	£600,000	20/07/2023	Semi-detached
3 THE LINKWAY, BARNET, GREATER LONDON, EN5 2BX	£670,000	30/06/2023	Semi-detached
9 COUNTY GATE, NEW BARNET, BARNET, GREATER LONDON, EN5 1EH	£720,000	10/03/2023	Semi-detached
109 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BN	£708,000	27/09/2022	Semi-detached
7 WYCHERLEY CRESCENT, NEW BARNET, BARNET, GREATER LONDON, EN5 1AR	£308,000	15/09/2022	Semi-detached
9 WALFIELD AVENUE, LONDON, BARNET, GREATER LONDON, N20 9PS	£700,000	31/03/2022	Semi-detached
38 COUNTY GATE, NEW BARNET, BARNET, GREATER LONDON, EN5 1EH	£700,000	16/12/2021	Semi-detached
44 GRASVENOR AVENUE, BARNET, GREATER LONDON, EN5 2DB	£575,000	14/10/2021	Semi-detached
63 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BP	£635,700	30/09/2021	Semi-detached
55 SHERRARDS WAY, BARNET, GREATER LONDON, EN5 2BP	£670,000	29/09/2021	Semi-detached

Street average: £600,000 (1 sale)

Area average: £660,131 (13 sales)

Capital growth trend

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

5y growth -0.1%

10y growth 38.9%

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

1y (index) -2.7%

5y (index) 7.4%

10y (index) 14.1%

Rental Range

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

Low £1,745/mo

Realistic £1,939/mo

Optimistic £2,133/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for Outer North London: £1,690/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View EN5 2BT

Nearby

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

Type	Name	Distance
Bus stop	Western Way	0.1 miles
Bus stop	Hail & Ride Sherrards Way	0.2 miles
Shop	Bridge Nurseries	0.2 miles
Shop	Auto Dynamics	0.4 miles
Train station	Totteridge & Whetstone	0.8 miles
Train station	High Barnet	0.8 miles
Hospital	Priory Hospital	3.0 miles
University	Flood Hazard Research Centre	3.8 miles
University	Middlesex University	3.8 miles
Hospital	North London Hospice Winchmore Hill	4.2 miles

Street-level crime

Category	Count
Violence and sexual offences	74
Anti-social behaviour	55
Vehicle crime	29
Shoplifting	19
Other theft	11
Public order	11
Drugs	7
Burglary	6
Other crime	5
Robbery	5
Theft from the person	5
Bicycle theft	1
Total incidents	228

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
Ark Pioneer Academy	Secondary	0.5 miles	Outstanding — 10 Oct 2023
Lyonsdown School	Other	0.5 miles	— (No rating)
The Totteridge Academy	Secondary	0.6 miles	Good — 2 Apr 2019
St Catherine's RC School	Primary	0.7 miles	Good — 21 Sep 2022
St Andrew's CofE Voluntary Aided Primary School, Totteridge	Primary	0.8 miles	Good — 14 Nov 2011

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.48%

Max investor price (0.8%) £242,375

Target investor price (1%) £193,900

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).