Sold Flat

FLAT 4

160 FERME PARK ROAD, LONDON, GREATER LONDON N8 9SE

2 beds 65 m² Listed 17 Jul 2013 (-4714d)

£399,950

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# 2 bedroom flat for sale (N8 9SE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 4, 160 FERME PARK ROAD, LONDON, GREATER LONDON N8 9SE |
| Price | £399,950 |
| Bedrooms | 2 |
| Last sold | £495,000 Mar 2025 |

## Description

Arranged over the top floors of this period conversion is this two bed two bath property.

This well located flat is a short walk from Crouch Ends popular Broadway and moments from local transport links. Benefitting from a semi open plan kitchen with steps down to the reception room, a master bedroom with en-suite sunken bath, WC and basin, a further double room and a guest shower room and WC. This property benefits from ample loft storage space and a long lease.

## Property Photos

- ![Picture No.04](/listings/photos/39888727/224880) - Picture No.04
- ![Picture No.03](/listings/photos/39888727/224881) - Picture No.03
- ![Picture No.05](/listings/photos/39888727/224882) - Picture No.05
- ![Picture No.01](/listings/photos/39888727/224883) - Picture No.01
- ![Picture No.06](/listings/photos/39888727/224884) - Picture No.06
- ![Picture No.07](/listings/photos/39888727/224885) - Picture No.07
- ![Picture No.08](/listings/photos/39888727/224886) - Picture No.08
- ![Map](/listings/photos/39888727/224887) - Map
- ![EPC](/listings/photos/39888727/224888) - EPC

## Floorplans

- ![Picture No.02](/listings/photos/39888727/224889) - Picture No.02

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 160 FLAT 4 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE | £495,000 | 26/03/2025 | Flat |
| 160 FLAT 4 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE | £380,000 | 16/10/2013 | 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 |
|---------|-------|------|------|
| 92 FLAT 2 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £240,000 | 18/12/2025 | Flat |
| 244 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9BN | £1,117,000 | 15/12/2025 | Flat |
| 118A FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £408,000 | 09/12/2025 | Flat |
| 135 FLAT B FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SG | £925,000 | 17/11/2025 | Flat |
| 94 FLAT 2 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £600,000 | 31/10/2025 | Flat |
| 175A FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9BP | £615,000 | 07/12/2023 | Flat |
| [Same street] 172 FLAT 1 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE | £800,000 | 31/08/2023 | Flat |
| 90D FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £183,000 | 16/03/2023 | Flat |
| 101A WESTON PARK, LONDON, HARINGEY, GREATER LONDON, N8 9PR | £755,000 | 06/03/2023 | Flat |
| 90B FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £375,000 | 03/02/2023 | Flat |
| 252 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9BN | £650,000 | 22/12/2022 | Flat |
| 89 GROUND FLOOR FLAT MAYFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LN | £615,000 | 16/12/2022 | Flat |
| 104 FLAT B NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RT | £581,000 | 09/12/2022 | Flat |
| 90E FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £440,000 | 30/11/2022 | Flat |
| 9 GLADWELL ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9AA | £730,000 | 25/11/2022 | Flat |
| 9 GLADWELL ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9AA | £730,000 | 25/11/2022 | Flat |
| 100A WESTON PARK, LONDON, HARINGEY, GREATER LONDON, N8 9PP | £325,000 | 23/11/2022 | Flat |
| 92 GROUND FLOOR WESTON PARK, LONDON, HARINGEY, GREATER LONDON, N8 9PP | £770,000 | 15/11/2022 | Flat |
| [Same street] 148A FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE | £730,000 | 04/11/2022 | Flat |
| 256 FIRST FLOOR FLAT FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9BN | £550,000 | 01/11/2022 | Flat |
| 169 FLAT 1 NELSON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9RR | £615,000 | 21/10/2022 | Flat |
| 90C FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £345,000 | 20/10/2022 | Flat |
| [Same street] 158A FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE | £1,075,000 | 22/08/2022 | Terraced |
| [Same street] 168 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE | £438,000 | 20/05/2022 | Flat |
| [Same street] 160 FLAT 3 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE | £500,000 | 31/01/2022 | Flat |
| [Same street] 144B FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE | £463,000 | 21/01/2022 | Flat |

**Street average:** £667,667 (6 sales)
**Area average:** £578,450 (20 sales)

## Price vs local average

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

- **Local average:** £519,435 (65 Flat, N8, 2024–2026)
- **Deviation:** -23%

## 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, Rathcoole Gardens, N8 | £2,100/mo | 2 | 0.27 miles | OpenRent |

**Average rent: £2,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £262,500
- **Target investor price (1%):** £210,000

*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 £2,100/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.9×
- **Monthly cashflow:** £290/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3%

*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:** 6.2%
- **10y growth:** -8.7%

## 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)

Picture No.04 Picture No.03 Picture No.05 Picture No.01 Picture No.06 Picture No.07 Picture No.08 Map EPC

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Property details

Tenure

LEASEHOLD

Floor area

65 m²

Last sold

£495,000 Mar 2025

Local average

£519,435 (-23%)

Deprivation

Decile 7 (21,884 of 33,755)

Street crime

881 incidents within 1 mile (Apr 2026)

Key features

Two Bedrooms
Top floor flat
Period property
Good condition
Long lease
En-suite

Description

Arranged over the top floors of this period conversion is this two bed two bath property.
This well located flat is a short walk from Crouch Ends popular Broadway and moments from local transport links. Benefitting from a semi open plan kitchen with steps down to the reception room, a master bedroom with en-suite sunken bath, WC and basin, a further double room and a guest shower room and WC. This property benefits from ample loft storage space and a long lease.

Listed by

Crouch End

Countrywide Hamptons Sales - Connells

Reference: 39888727

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No.02

Price history

30% since 2013

Event	Date	Price	% change
Sold	26/03/2025 (1 year ago)	£495,000	+30.3%
Sold	16/10/2013 (12 years ago)	£380,000	—

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
92 FLAT 2 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD	£240,000	18/12/2025	Flat
244 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9BN	£1,117,000	15/12/2025	Flat
118A FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD	£408,000	09/12/2025	Flat
135 FLAT B FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SG	£925,000	17/11/2025	Flat
94 FLAT 2 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD	£600,000	31/10/2025	Flat
175A FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9BP	£615,000	07/12/2023	Flat
Same street 172 FLAT 1 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE	£800,000	31/08/2023	Flat
90D FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD	£183,000	16/03/2023	Flat
101A WESTON PARK, LONDON, HARINGEY, GREATER LONDON, N8 9PR	£755,000	06/03/2023	Flat
90B FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD	£375,000	03/02/2023	Flat
252 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9BN	£650,000	22/12/2022	Flat
89 GROUND FLOOR FLAT MAYFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LN	£615,000	16/12/2022	Flat
104 FLAT B NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RT	£581,000	09/12/2022	Flat
90E FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD	£440,000	30/11/2022	Flat
9 GLADWELL ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9AA	£730,000	25/11/2022	Flat
9 GLADWELL ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9AA	£730,000	25/11/2022	Flat
100A WESTON PARK, LONDON, HARINGEY, GREATER LONDON, N8 9PP	£325,000	23/11/2022	Flat
92 GROUND FLOOR WESTON PARK, LONDON, HARINGEY, GREATER LONDON, N8 9PP	£770,000	15/11/2022	Flat
Same street 148A FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE	£730,000	04/11/2022	Flat
256 FIRST FLOOR FLAT FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9BN	£550,000	01/11/2022	Flat
169 FLAT 1 NELSON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9RR	£615,000	21/10/2022	Flat
90C FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD	£345,000	20/10/2022	Flat
Same street 158A FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE	£1,075,000	22/08/2022	Terraced
Same street 168 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE	£438,000	20/05/2022	Flat
Same street 160 FLAT 3 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE	£500,000	31/01/2022	Flat
Same street 144B FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE	£463,000	21/01/2022	Flat

Street average: £667,667 (6 sales)

Area average: £578,450 (20 sales)

Capital growth trend

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

5y growth 6.2%

10y growth -8.7%

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 N8 9SE

Nearby

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

Type	Name	Distance
Bus stop	Weston Park	0.0 miles
Shop	K. H. Patel Hornsey Ltd.	0.2 miles
Shop	Fresco	0.2 miles
Train station	Hornsey	0.5 miles
Train station	Harringay	0.5 miles
University	Central Belsize Square	3.2 miles
Hospital	North London Hospice Winchmore Hill	3.3 miles
University	Paris Dauphine University - London Campus	3.3 miles
Hospital	Moorfields at Hoxton	3.3 miles

Street-level crime

Category	Count
Anti-social behaviour	243
Violence and sexual offences	188
Shoplifting	76
Vehicle crime	72
Other theft	67
Public order	46
Theft from the person	41
Criminal damage and arson	40
Drugs	31
Burglary	27
Robbery	24
Possession of weapons	11
Bicycle theft	8
Other crime	7
Total incidents	881

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
Hornsey School for Girls	Secondary	0.2 miles	Good — 11 Mar 2013
Weston Park Primary School	Primary	0.2 miles	Outstanding — 14 Jul 2024
St Peter-in-Chains RC Infant School	Primary	0.3 miles	Good — 9 Jul 2024
Rokesly Junior School	Primary	0.3 miles	Good — 7 Jul 2015
Rokesly Infant & Nursery School	Primary	0.3 miles	Good — 2 Jul 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, Rathcoole Gardens, N8	£2,100/mo	2	0.27 miles	OpenRent

Average rent: £2,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.53%

Max investor price (0.8%) £262,500

Target investor price (1%) £210,000

Gross yield 6.3%

Cost-to-rent ratio 15.9×

Monthly cashflow £290/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3%

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).