# 2 bedroom flat for sale (N22 5HG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 33 CROWN CLOSE, LONDON, GREATER LONDON N22 5HG |
| Price | £375,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Last sold | £390,000 Feb 2026 |

## Description

Stunning 2 bed flat situated on the first floor of a gated building, boasting an open-plan living room, 2 good size double bedrooms, one with en suite and separate bathroom.

The area is extremely green with big choice of shops, restaurants and local bars in Wood Green. Close to Wood Green tube station for easy transport links. 

Please use the reference CHPK2660032 when contacting Foxtons.

## Property Photos

- ![Photo](/listings/photos/152980661/1643823)
- ![Photo](/listings/photos/152980661/1643824)
- ![Photo](/listings/photos/152980661/1643825)
- ![Photo](/listings/photos/152980661/1643826)
- ![Photo](/listings/photos/152980661/1643827)
- ![Photo](/listings/photos/152980661/1643828)

## Floorplans

- ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/152980661/1643829) - Floorplan area for info only, not for £/sq. ft valuation
- ![Floorplan 2](/listings/photos/152980661/1643830) - Floorplan 2

## EPC Graphs

- ![EER](/listings/photos/152980661/1643831) - EER

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 33 CROWN CLOSE, LONDON, HARINGEY, GREATER LONDON, N22 5HG | £390,000 | 13/02/2026 | 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 |
|---------|-------|------|------|
| 50 FLAT 2 WINKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N22 5BA | £380,000 | 21/11/2025 | Flat |
| 23 CROWN CLOSE, LONDON, HARINGEY, GREATER LONDON, N22 5HG | £275,000 | 17/11/2025 | Flat |
| LYNDUM COURT FLAT 6 LORDSHIP LANE, LONDON, HARINGEY, GREATER LONDON, N22 5LD | £225,000 | 31/10/2025 | Flat |
| 18 CROWN CLOSE, LONDON, HARINGEY, GREATER LONDON, N22 5HG | £380,000 | 24/11/2023 | Flat |
| FIRS HOUSE FLAT 2 ACACIA ROAD, LONDON, HARINGEY, GREATER LONDON, N22 5SA | £338,000 | 31/10/2023 | Flat |
| 50 FLAT 5 WINKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N22 5BA | £410,000 | 19/05/2023 | Flat |
| 56 CROWN CLOSE, LONDON, HARINGEY, GREATER LONDON, N22 5HG | £270,000 | 24/03/2023 | Flat |
| 10 VINCENT SQUARE, LONDON, HARINGEY, GREATER LONDON, N22 6NB | £200,000 | 09/01/2023 | Flat |
| 13 CROWN CLOSE, LONDON, HARINGEY, GREATER LONDON, N22 5HG | £275,000 | 25/11/2022 | Flat |
| 48 CROWN CLOSE, LONDON, HARINGEY, GREATER LONDON, N22 5HG | £420,000 | 18/11/2022 | Flat |
| 30 CROWN CLOSE, LONDON, HARINGEY, GREATER LONDON, N22 5HG | £278,000 | 21/10/2022 | Flat |
| 618D LORDSHIP LANE, LONDON, HARINGEY, GREATER LONDON, N22 5JH | £230,000 | 23/09/2022 | Flat |
| 9 CROWN CLOSE, LONDON, HARINGEY, GREATER LONDON, N22 5HG | £300,000 | 02/09/2022 | Flat |
| 86 CROWN CLOSE, LONDON, HARINGEY, GREATER LONDON, N22 5HG | £300,000 | 27/07/2022 | Flat |
| 618C LORDSHIP LANE, LONDON, HARINGEY, GREATER LONDON, N22 5JH | £250,000 | 08/04/2022 | Flat |
| 606 FLAT 1 LORDSHIP LANE, LONDON, HARINGEY, GREATER LONDON, N22 5JH | £465,000 | 23/02/2022 | Flat |
| HELENA COURT, 591 FLAT 3 LORDSHIP LANE, LONDON, HARINGEY, GREATER LONDON, N22 5LE | £290,000 | 21/01/2022 | Flat |
| 55 FLAT 8 WINKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N22 5RP | £349,995 | 22/12/2021 | Flat |
| ANDRULA COURT FLAT 11 LORDSHIP LANE, LONDON, HARINGEY, GREATER LONDON, N22 5LJ | £262,500 | 20/12/2021 | Flat |
| FLAT 4, 50 WINKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N22 5BA | £438,000 | 09/09/2021 | Flat |

**Area average:** £316,825 (20 sales)

## Price vs local average

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

- **Local average:** £393,204 (40 Flat, N22, 2024–2026)
- **Deviation:** -4.6%

## 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 Outer North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,396/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, Lyndum Court, N22 | £1,800/mo | 2 | 0.04 miles | OpenRent |
| 2 Bed Flat, Gladstone Avenue, N22 | £4,850/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Terraced House, Farrant Avenue, N22 | £2,150/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Terraced House, Farrant Avenue, N22 | £2,150/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Stuart Crescent, N22 | £2,100/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Terraced House, Farrant Avenue, N22 | £2,200/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £2,542/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £268,750
- **Target investor price (1%):** £215,000

*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 £2,150/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.5×
- **Monthly cashflow:** £433/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.8%

*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:** 50.8%
- **10y growth:** 18.9%

## 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)