# 1 bedroom apartment for sale (N8 9RU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 14 NELSON ROAD, LONDON, HORNSEY, GREATER LONDON N8 9RU |
| Price | £525,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £552,500 Oct 2025 |

## Description

**FULL** **DETAILS** **** A charming 661 square feet one bedroom flat situated on the ground floor of a period conversion within 0.4 miles of Harringay Station (Great Northern Line) and 0.5 miles to Crouch Hill (Overground) and minutes of the centre of Crouch End Broadway.

The flat boasts character throughout including high ceilings, sash windows and original cornicing. The flat comprises of a reception room with a large bay window flooding the space with natural light, a kitchen with space to dine, bathroom, a cellar used for storage and a large bedroom which leads out to the beautifully kept private garden.

The flat is sold chain free.

This property is situated on the highly-favoured Nelson Road, bordering Crouch End and Stroud Green. Both high streets are easily accessible with excellent shops restaurants and bars. Crouch End has a plethora of independent shops, bars and restaurants. Just a short walk away is Harringay Overground Station with direct links to the City, Crouch Hill Overground Station and Finsbury Park for both Piccadilly and Victoria lines. Local green spaces include Finsbury Park, Stationers Park, Priory Park and the Parkland Walk.

Lease - Approximately 102 years remaining. 125 years from 24th July 2000

Service charge - £603 per annum

Service charge review period - annually

Ground Rent £10 per annum

Council tax band - C 

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/138949544/1590103) - Floorplan 1

## FENSA Certificates

This property has 4 FENSA certificate(s) on record.

### FENSA Certificate #8488707
- **Address:** 14 Nelson Road, LONDON, N8 9RU
- **Certificate Issued:** 29/11/2011
- **Work Completed:** 14/10/2011
- **Items:** 3 window(s)

### FENSA Certificate #8488706
- **Address:** 14 Nelson Road, LONDON, N8 9RU
- **Certificate Issued:** 21/11/2011
- **Work Completed:** 14/10/2011
- **Items:** 2 window(s)

### FENSA Certificate #16290757
- **Address:** 14 Nelson Road, LONDON, N8 9RU
- **Certificate Issued:** 05/05/2024
- **Work Completed:** 25/04/2024
- **Items:** 2 window(s)

### FENSA Certificate #8488543
- **Address:** 14 Nelson Road, LONDON, N8 9RU
- **Certificate Issued:** 21/11/2011
- **Work Completed:** 14/10/2011
- **Items:** 3 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RU | £552,500 | 31/10/2025 | Flat |
| 14 NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RU | £505,000 | 25/08/2023 | 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 |
| 118A FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £408,000 | 09/12/2025 | Flat |
| 94 FLAT 2 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £600,000 | 31/10/2025 | Flat |
| 160 FLAT 4 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE | £495,000 | 26/03/2025 | Flat |
| 38 FLAT 5 MAYFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LP | £378,000 | 29/09/2023 | Flat |
| 54 RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LH | £1,458,500 | 06/09/2023 | Flat |
| 172 FLAT 1 FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SE | £800,000 | 31/08/2023 | Flat |
| 33A MAYFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LL | £500,000 | 21/07/2023 | Flat |
| 5A NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RX | £725,000 | 31/03/2023 | Flat |
| 90D FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £183,000 | 16/03/2023 | Flat |
| 90B FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £375,000 | 03/02/2023 | 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 |
| 5 SECOND FLOOR FLAT RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LE | £443,000 | 09/12/2022 | Flat |
| [Same street] 8 FLAT C NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RU | £350,000 | 06/12/2022 | Flat |
| 79C FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SA | £863,000 | 05/12/2022 | Flat |
| 90E FERME PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9SD | £440,000 | 30/11/2022 | Flat |
| 42 FLAT 5 MAYFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LP | £340,000 | 29/11/2022 | 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 |
| ST. LUKES VICARAGE, 46 FLAT 2 MAYFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LP | £435,000 | 16/11/2022 | Flat |
| [Same street] 20B NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RU | £446,000 | 15/07/2022 | Flat |
| [Same street] 6B NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RU | £1,277,500 | 30/06/2022 | Terraced |

**Street average:** £691,167 (3 sales)
**Area average:** £566,975 (20 sales)

## Price vs local average

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

- **Local average:** £529,969 (73 Flat, N8, 2024–2026)
- **Deviation:** -0.9%

## Rental Range

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

- **Low:** £1,989/mo
- **Realistic:** £2,210/mo
- **Optimistic:** £2,431/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| 1 Bed Flat, Oakworth Court, N8 | £1,475/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Rokesly Avenue, N8 | £1,450/mo | 1 | 0.42 miles | OpenRent |
| 1 Bed Flat, Wightman Road, N8 | £1,150/mo | 1 | 0.43 miles | OpenRent |
| 1 Bed Flat, Wightman Road, N8 | £1,200/mo | 1 | 0.43 miles | OpenRent |
| Studio Flat, Wightman Road, N8 | £1,150/mo | 1 | 0.43 miles | OpenRent |

**Average rent: £1,285/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.23% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 2.7%
- **Cost-to-rent:** 36.5×
- **Monthly cashflow:** £-1,013/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8%

*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:** 7.3%
- **10y growth:** -1.9%

## House Price Index (HM Land Registry)

*Official index for Haringey; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -0.8%
- **5y growth (index):** 3.9%
- **10y growth (index):** 7.5%

## 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)