# 2 bedroom flat for sale (N15 5AE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 146 WEST GREEN ROAD, LONDON, GREATER LONDON N15 5AE |
| Price | £415,000 |
| Bedrooms | 2 |
| Last sold | £435,000 Mar 2021 |

## Description

Converted from an Imposing early Victorian End -of -Terrace building is this stunning two bedroom ground floor conversion with a mature well cultivated rear garden. Accommodation comprises -: seperate modern kitchen, modern bathroom and a gorgeous spacious reception room with unusually high ceilings, feature fire place and French doors opening to the garden.

Situated on the corner of the highly regarded Bedford Road with nearby access to a selection of shops, restaurants, coffee shops and convenience stores. Seven Sisters BR-Underground is at the end of the road ensuring efficient access into Central London and the City. The green spaces of Downhills Park with its popular community cafe, tennis courts and children's playground is just a short walk away. 

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## Property Photos

- ![Picture No.12](/listings/photos/52356667/368490) - Picture No.12
- ![Picture No.06](/listings/photos/52356667/368493) - Picture No.06
- ![Picture No.04](/listings/photos/52356667/368495) - Picture No.04
- ![Picture No.11](/listings/photos/52356667/368496) - Picture No.11
- ![Picture No.01](/listings/photos/52356667/368498) - Picture No.01
- ![Picture No.03](/listings/photos/52356667/368500) - Picture No.03
- ![Picture No.02](/listings/photos/52356667/368502) - Picture No.02
- ![Picture No.07](/listings/photos/52356667/368504) - Picture No.07
- ![Picture No.10](/listings/photos/52356667/368506) - Picture No.10
- ![Picture No.05](/listings/photos/52356667/368508) - Picture No.05
- ![Picture No.09](/listings/photos/52356667/368509) - Picture No.09
- ![Picture No.08](/listings/photos/52356667/368512) - Picture No.08
- ![EPC](/listings/photos/52356667/368514) - EPC

## Floorplans

- ![Floorplan](/listings/photos/52356667/368516) - Floorplan

## FENSA Certificates

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

### FENSA Certificate #4886378
- **Address:** 146 West Green Road, LONDON, N15 5AE
- **Certificate Issued:** 17/07/2007
- **Work Completed:** 27/06/2007
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 146 FLAT 2 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £435,000 | 15/03/2021 | Flat |
| 146 FLAT 2 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £402,000 | 17/11/2015 | 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 |
|---------|-------|------|------|
| BUTTERFLY COURT FLAT 15 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £440,000 | 16/01/2026 | Flat |
| BIRDSMOUTH COURT FLAT 26 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £442,000 | 05/09/2025 | Flat |
| 1 SUMMERHILL ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4HF | £455,000 | 28/08/2025 | Flat |
| BIRDSMOUTH COURT FLAT 25 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £460,000 | 04/07/2025 | Flat |
| BUTTERFLY COURT FLAT 40 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £595,000 | 30/06/2025 | Flat |
| [Same street] 146 FLAT 1 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £525,000 | 16/02/2024 | Flat |
| BUTTERFLY COURT FLAT 53 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £450,000 | 01/12/2023 | Flat |
| BIRDSMOUTH COURT FLAT 19 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £170,000 | 30/11/2023 | Flat |
| BUTTERFLY COURT FLAT 59 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £435,000 | 04/09/2023 | Flat |
| 1A SUMMERHILL ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4HF | £475,000 | 07/08/2023 | Flat |
| [Same street] 166 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £750,000 | 16/01/2023 | Detached |
| 223A WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5EA | £340,000 | 18/11/2022 | Flat |
| BIRDSMOUTH COURT FLAT 30 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £365,000 | 13/10/2022 | Flat |
| BIRDSMOUTH COURT FLAT 33 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £170,000 | 04/10/2022 | Flat |
| BUTTERFLY COURT FLAT 36 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £485,000 | 23/09/2022 | Flat |
| 68 KIRKTON ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5EY | £171,000 | 06/09/2022 | Flat |
| BUTTERFLY COURT FLAT 26 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £495,000 | 24/08/2022 | Flat |
| [Same street] 156 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £960,000 | 19/08/2022 | Terraced |
| DOVETAIL PLACE 20 LAWRENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4EB | £350,000 | 27/05/2022 | Flat |
| BUTTERFLY COURT FLAT 63 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £450,000 | 20/05/2022 | Flat |
| DOVETAIL PLACE 29 LAWRENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4EB | £575,000 | 12/05/2022 | Flat |
| 223B WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5EA | £317,500 | 14/03/2022 | Flat |
| DOVETAIL PLACE 19 LAWRENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4EB | £345,000 | 04/03/2022 | Flat |
| [Same street] 152 FLAT 1 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £305,000 | 28/06/2021 | Flat |

**Street average:** £635,000 (4 sales)
**Area average:** £399,275 (20 sales)

## Price vs local average

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

- **Local average:** £384,044 (34 Flat, N15, 2024–2026)
- **Deviation:** +8.1%

## 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, Summerhill Road, N15 | £2,000/mo | 2 | 0.03 miles | OpenRent |
| 2 Bed Flat, Lawrence Road, N15 | £4,000/mo | 2 | 0.13 miles | OpenRent |
| 2 Bed Flat, Oulton Road, N15 | £1,650/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, Downhills Park Road, N17 | £1,850/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Downhills Park Road, N17 | £2,000/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, West Green Road, N15 | £3,000/mo | 2 | 0.35 miles | OpenRent |

**Average rent: £2,417/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (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:** 5.8%
- **Cost-to-rent:** 17.3×
- **Monthly cashflow:** £141/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.4%

*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:** -14.1%
- **10y growth:** 8.1%

## 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)