# 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- **Expiry date:** 22/10/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £922/year
- **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:** 32%

## 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)