# 2 bedroom apartment for sale (N10 2JR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 15 METHUEN PARK, LONDON, GREATER LONDON N10 2JR |
| Price | £825,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £470,000 Jun 2017 |

## Description

Situated in one of Muswell Hill’s more sought after roads is an exceptionally spacious and well-proportioned two bedroom, two reception room conversion which is set on the garden level of this mid terraced period residence.  The flat is being offered in good decorative order and benefits form direct access to a private rear garden; added benefits also include the use of a study and conservatory.  Located within moments’ walk from Muswell Hill Broadway and its large selection of shops and restaurants, also with excellent bus services to Highgate tube (Northern Line).  Within catchment of Muswell Hill primary school and favourable distance of Fortismere Secondary school.

## Property Photos

- ![Picture No. 15](/listings/photos/90195999/989749) - Picture No. 15
- ![Picture No. 04](/listings/photos/90195999/989753) - Picture No. 04
- ![Picture No. 06](/listings/photos/90195999/989755) - Picture No. 06
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- ![Picture No. 03](/listings/photos/90195999/989760) - Picture No. 03
- ![Picture No. 05](/listings/photos/90195999/989761) - Picture No. 05
- ![Picture No. 07](/listings/photos/90195999/989765) - Picture No. 07
- ![Picture No. 23](/listings/photos/90195999/989767) - Picture No. 23
- ![Picture No. 12](/listings/photos/90195999/989769) - Picture No. 12
- ![Picture No. 11](/listings/photos/90195999/989770) - Picture No. 11
- ![Picture No. 08](/listings/photos/90195999/989772) - Picture No. 08
- ![Picture No. 09](/listings/photos/90195999/989775) - Picture No. 09
- ![Picture No. 13](/listings/photos/90195999/989779) - Picture No. 13
- ![Picture No. 18](/listings/photos/90195999/989781) - Picture No. 18
- ![Picture No. 16](/listings/photos/90195999/989784) - Picture No. 16
- ![Picture No. 19](/listings/photos/90195999/989785) - Picture No. 19
- ![Picture No. 17](/listings/photos/90195999/989787) - Picture No. 17
- ![Picture No. 14](/listings/photos/90195999/989788) - Picture No. 14
- ![Picture No. 22](/listings/photos/90195999/989789) - Picture No. 22
- ![Picture No. 21](/listings/photos/90195999/989791) - Picture No. 21
- ![Picture No. 20](/listings/photos/90195999/989792) - Picture No. 20

## Floorplans

- ![Floorplan](/listings/photos/90195999/989794) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/90195999/989795) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #4988431
- **Address:** 15 Methuen Park, LONDON, N10 2JR
- **Certificate Issued:** 28/08/2007
- **Work Completed:** 20/07/2007
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 FLAT 2 METHUEN PARK, LONDON, HARINGEY, GREATER LONDON, N10 2JR | £470,000 | 15/06/2017 | 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 |
|---------|-------|------|------|
| 330 FLAT 3 DUKES MEWS, LONDON, HARINGEY, GREATER LONDON, N10 2QN | £450,000 | 19/12/2025 | Flat |
| 13 PINNACLE CLOSE, LONDON, HARINGEY, GREATER LONDON, N10 3BF | £835,000 | 22/08/2025 | Flat |
| 7 PINNACLE CLOSE, LONDON, HARINGEY, GREATER LONDON, N10 3BF | £570,000 | 18/12/2023 | Flat |
| [Same street] 27 METHUEN PARK, LONDON, HARINGEY, GREATER LONDON, N10 2JR | £2,260,000 | 14/09/2023 | Terraced |
| 80A ROSEBERY ROAD, LONDON, HARINGEY, GREATER LONDON, N10 2LA | £955,000 | 23/05/2023 | Flat |
| [Same street] 17C METHUEN PARK, LONDON, HARINGEY, GREATER LONDON, N10 2JR | £401,000 | 12/05/2023 | Flat |
| [Same street] 9 METHUEN PARK, LONDON, HARINGEY, GREATER LONDON, N10 2JR | £525,000 | 30/01/2023 | Flat |
| DORCHESTER COURT FLAT 4 COLNEY HATCH LANE, LONDON, HARINGEY, GREATER LONDON, N10 1BU | £495,000 | 16/12/2022 | Flat |
| 30B CONISTON ROAD, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 2BP | £850,000 | 12/12/2022 | Flat |
| 20 FLAT A WELLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 2EA | £1,300,000 | 29/11/2022 | Flat |
| 68B MUSWELL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 2BE | £427,500 | 15/09/2022 | Flat |
| 15 FLAT 5 WELLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 2EA | £612,000 | 02/09/2022 | Flat |
| 332 FLAT 2 DUKES MEWS, LONDON, HARINGEY, GREATER LONDON, N10 2QN | £500,000 | 30/08/2022 | Flat |
| 326 FLAT 1 DUKES MEWS, LONDON, HARINGEY, GREATER LONDON, N10 2QN | £410,000 | 12/08/2022 | Flat |
| 9 FLAT 5 MUSWELL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 2BJ | £380,000 | 28/07/2022 | Flat |
| 330 FLAT 5 DUKES MEWS, LONDON, HARINGEY, GREATER LONDON, N10 2QN | £440,000 | 20/07/2022 | Flat |
| 18 FLAT 4 DONOVAN AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 2JX | £595,000 | 14/07/2022 | Flat |
| 332 FLAT 3 DUKES MEWS, LONDON, HARINGEY, GREATER LONDON, N10 2QN | £600,000 | 12/05/2022 | Flat |
| 332 FLAT 4 DUKES MEWS, LONDON, HARINGEY, GREATER LONDON, N10 2QN | £700,000 | 11/05/2022 | Flat |
| 86 MUSWELL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 2BE | £2,160,000 | 03/05/2022 | Flat |
| 328 FLAT 1 DUKES MEWS, LONDON, HARINGEY, GREATER LONDON, N10 2QN | £480,000 | 20/04/2022 | Flat |
| 12A WELLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 2EA | £1,325,000 | 28/03/2022 | Flat |
| DORCHESTER COURT FLAT 3 COLNEY HATCH LANE, LONDON, HARINGEY, GREATER LONDON, N10 1BU | £390,000 | 25/02/2022 | Flat |

**Street average:** £1,062,000 (3 sales)
**Area average:** £723,725 (20 sales)

## Price vs local average

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

- **Local average:** £516,193 (56 Flat, N10, 2024–2026)
- **Deviation:** +59.8%

## Rental Range

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

- **Low:** £1,991/mo
- **Realistic:** £2,212/mo
- **Optimistic:** £2,433/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, Muswell Hill, N10 | £2,000/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Risborough Close, N10 | £2,500/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Semi-Detached House, Coppetts Road, N10 | £2,950/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Flat, Sutton Road, N10 | £2,200/mo | 2 | 0.6 miles | OpenRent |
| 2 Bed Flat, Wilton Court, N10 | £1,875/mo | 2 | 0.62 miles | OpenRent |
| 2 Bed Flat, Onslow Gardens, N10 | £2,900/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Maisonette, Roman Road, N10 | £1,950/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Flat, Palm Court, N10 | £2,600/mo | 2 | 0.74 miles | OpenRent |

**Average rent: £2,372/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £293,750
- **Target investor price (1%):** £235,000

*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 £2,350/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.3×
- **Monthly cashflow:** £-1,159/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.8%

*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:** -1.7%
- **10y growth:** 15.5%

## 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)