# 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:** 6.6%
- **10y growth:** -4.6%

## 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)