Sold Flat

FLAT B

97 ALLISON ROAD, LONDON, GREATER LONDON N8 0AP

2 beds 1 baths 678 sq ft Listed 15 Jan 2018 (-3071d)

£475,000

Reduced on 31 Oct 2017

Save

# 2 bedroom flat for sale (N8 0AP)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT B, 97 ALLISON ROAD, LONDON, GREATER LONDON N8 0AP |
| Price | £475,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 63 m² |
| Last sold | £460,000 Oct 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 08/02/2036
- **Current heating cost:** £894/year
- **Est. upgrade cost to C:** £10,535

### Recommendations
- A (£900 - £1,200)
- Q (£7,500 - £11,000)
- G (£220 - £250)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2111-0120-2106-4181)

## Description

A beautifully presented two bedroom flat set across the first floor of this charming period house. The property is located on a residential street on the favourable Harringay Ladder.

## Property Photos

- ![Photo](/listings/photos/63556084/373212)
- ![Photo](/listings/photos/63556084/373213)
- ![Photo](/listings/photos/63556084/373216)
- ![Photo](/listings/photos/63556084/373220)
- ![Photo](/listings/photos/63556084/373222)
- ![Photo](/listings/photos/63556084/373224)
- ![Photo](/listings/photos/63556084/373226)
- ![Photo](/listings/photos/63556084/373228)
- ![Photo](/listings/photos/63556084/373229)
- ![Photo](/listings/photos/63556084/373232)
- ![Photo](/listings/photos/63556084/373234)

## Floorplans

- ![Floorplan 1](/listings/photos/63556084/373236) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/63556084/373238) - EPC 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #63837
- **Address:** 97 Allison Road, LONDON, N8 0AP
- **Certificate Issued:** 08/08/2003
- **Work Completed:** 29/04/2002
- **Items:** 5 window(s)

### FENSA Certificate #13418699
- **Address:** 97 Allison Road, LONDON, N8 0AP
- **Certificate Issued:** 05/03/2019
- **Work Completed:** 04/02/2019
- **Items:** 4 window(s)

### FENSA Certificate #13937781
- **Address:** 97 Allison Road, LONDON, N8 0AP
- **Certificate Issued:** 15/01/2020
- **Work Completed:** 06/01/2020
- **Items:** 8 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 97 FLAT B ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AP | £460,000 | 16/10/2020 | Flat |
| 97 FLAT B ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AP | £423,334 | 08/09/2014 | Flat |
| 97 FLAT B ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AP | £250,000 | 19/12/2011 | 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 |
|---------|-------|------|------|
| 4A HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BL | £430,000 | 05/12/2025 | Flat |
| 80 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AH | £615,250 | 04/12/2025 | Flat |
| 58B ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AT | £725,000 | 31/10/2025 | Flat |
| [Same street] 95 ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AP | £610,000 | 17/09/2025 | Flat |
| [Same street] 113 ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AP | £1,218,000 | 07/02/2025 | Terraced |
| 129 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AG | £395,000 | 27/09/2023 | Flat |
| 61A ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AN | £615,000 | 15/09/2023 | Flat |
| 124 HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BN | £450,000 | 04/09/2023 | Flat |
| 116 FLAT D ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AS | £132,500 | 07/06/2023 | Flat |
| 135 GROUND FLOOR FLAT SEYMOUR ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BH | £495,000 | 31/03/2023 | Flat |
| 86 SEYMOUR ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BG | £587,000 | 02/03/2023 | Flat |
| GROUND FLOOR FLAT, 87 WARHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N4 1AS | £625,000 | 16/12/2022 | Flat |
| 105 FLAT A HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BP | £540,000 | 30/09/2022 | Flat |
| 27 HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BS | £260,000 | 14/09/2022 | Flat |
| 87 FIRST FLOOR FLAT SEYMOUR ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BH | £450,000 | 19/08/2022 | Flat |
| 1 ST PETERS MEWS, LONDON, HARINGEY, GREATER LONDON, N4 1BT | £405,000 | 21/07/2022 | Flat |
| 17 HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BS | £566,500 | 20/06/2022 | Flat |
| 602 GROUND FLOOR GREEN LANES, LONDON, HARINGEY, GREATER LONDON, N8 0RY | £125,000 | 08/06/2022 | Flat |
| BAY HOUSE, 592 FLAT 20 GREEN LANES, LONDON, HARINGEY, GREATER LONDON, N8 0RA | £580,000 | 08/06/2022 | Flat |
| 135 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AG | £450,000 | 30/05/2022 | Flat |
| BAY HOUSE, 592 FLAT 16 GREEN LANES, LONDON, HARINGEY, GREATER LONDON, N8 0RA | £440,000 | 30/05/2022 | Flat |
| BAY HOUSE, 592 FLAT 17 GREEN LANES, LONDON, HARINGEY, GREATER LONDON, N8 0RA | £445,000 | 25/05/2022 | Flat |
| [Same street] 119 ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AP | £910,000 | 21/04/2022 | Terraced |

**Street average:** £912,667 (3 sales)
**Area average:** £466,563 (20 sales)

## Price vs local average

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

- **Local average:** £519,435 (65 Flat, N8, 2024–2026)
- **Deviation:** -8.6%

## 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, Green Lanes Gf, N8 | £2,250/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, Parkview House, N8 | £2,500/mo | 2 | 0.25 miles | OpenRent |

**Average rent: £2,375/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £296,875
- **Target investor price (1%):** £237,500

*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 £2,375/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £242/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.1%

*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).*

## Price per Square Metre

- **£/m²:** £7,540/m²

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

63 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£460,000 Oct 2020

Price per m²

£7,540/m²

Local average

£519,435 (-8.6%)

Deprivation

Decile 4 (12,360 of 33,755)

Street crime

1112 incidents within 1 mile (Apr 2026)

Key features

Two double bedrooms
Period conversion
Elegant reception room
Beautiful kitchen
708 sq ft
Loft storage
Excellent transport links
EPC rating: C

Description

A beautifully presented two bedroom flat set across the first floor of this charming period house. The property is located on a residential street on the favourable Harringay Ladder.

Listed by

Crouch End

The Lomond Group

Reference: 63556084

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 09/02/2026

Expiry date: 08/02/2036

Current heating cost: £894/year

Potential heating cost: £390/year

Est. upgrade cost to C: £10,535

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Upgrade heating controls (£220 - £250)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #63837

Property Details

Street: 97 Allison Road

Town: LONDON

Postcode: N8 0AP

Installation Details

Items: 5 windows

Certificate Issued: 08/08/2003

Work Completed: 29/04/2002

This certificate data was retrieved from FENSA's database

FENSA Certificate #13418699

Property Details

Street: 97 Allison Road

Town: LONDON

Postcode: N8 0AP

Installation Details

Items: 4 windows

Certificate Issued: 05/03/2019

Work Completed: 04/02/2019

This certificate data was retrieved from FENSA's database

FENSA Certificate #13937781

Property Details

Street: 97 Allison Road

Town: LONDON

Postcode: N8 0AP

Installation Details

Items: 8 windows and 1 door

Certificate Issued: 15/01/2020

Work Completed: 06/01/2020

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

84% since 2011

Event	Date	Price	% change
Sold	16/10/2020 (5 years ago)	£460,000	+8.7%
Sold	08/09/2014 (11 years ago)	£423,334	+69.3%
Sold	19/12/2011 (14 years ago)	£250,000	—

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
4A HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BL	£430,000	05/12/2025	Flat
80 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AH	£615,250	04/12/2025	Flat
58B ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AT	£725,000	31/10/2025	Flat
Same street 95 ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AP	£610,000	17/09/2025	Flat
Same street 113 ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AP	£1,218,000	07/02/2025	Terraced
129 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AG	£395,000	27/09/2023	Flat
61A ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AN	£615,000	15/09/2023	Flat
124 HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BN	£450,000	04/09/2023	Flat
116 FLAT D ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AS	£132,500	07/06/2023	Flat
135 GROUND FLOOR FLAT SEYMOUR ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BH	£495,000	31/03/2023	Flat
86 SEYMOUR ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BG	£587,000	02/03/2023	Flat
GROUND FLOOR FLAT, 87 WARHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N4 1AS	£625,000	16/12/2022	Flat
105 FLAT A HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BP	£540,000	30/09/2022	Flat
27 HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BS	£260,000	14/09/2022	Flat
87 FIRST FLOOR FLAT SEYMOUR ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BH	£450,000	19/08/2022	Flat
1 ST PETERS MEWS, LONDON, HARINGEY, GREATER LONDON, N4 1BT	£405,000	21/07/2022	Flat
17 HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BS	£566,500	20/06/2022	Flat
602 GROUND FLOOR GREEN LANES, LONDON, HARINGEY, GREATER LONDON, N8 0RY	£125,000	08/06/2022	Flat
BAY HOUSE, 592 FLAT 20 GREEN LANES, LONDON, HARINGEY, GREATER LONDON, N8 0RA	£580,000	08/06/2022	Flat
135 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AG	£450,000	30/05/2022	Flat
BAY HOUSE, 592 FLAT 16 GREEN LANES, LONDON, HARINGEY, GREATER LONDON, N8 0RA	£440,000	30/05/2022	Flat
BAY HOUSE, 592 FLAT 17 GREEN LANES, LONDON, HARINGEY, GREATER LONDON, N8 0RA	£445,000	25/05/2022	Flat
Same street 119 ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AP	£910,000	21/04/2022	Terraced

Street average: £912,667 (3 sales)

Area average: £466,563 (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%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: S.Y. PROPERTIES LIMITED (3025045)

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 0AP

Nearby

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

Type	Name	Distance
Shop	Gurden Catering Equipment	0.1 miles
Shop	Mess Hair & Beauty	0.1 miles
Bus stop	Beresford Road	0.1 miles
Bus stop	St Ann's Road	0.1 miles
Train station	Harringay	0.4 miles
Train station	Harringay Green Lanes	0.5 miles
Hospital	North London Hospice Winchmore Hill	2.9 miles
Hospital	Moorfields at Hoxton	3.4 miles
University	University of Wales Trinity Saint David London	3.5 miles
University	Paris Dauphine University - London Campus	3.6 miles

Street-level crime

Category	Count
Anti-social behaviour	289
Violence and sexual offences	272
Shoplifting	93
Public order	75
Theft from the person	74
Vehicle crime	72
Other theft	65
Robbery	42
Criminal damage and arson	41
Burglary	35
Drugs	31
Bicycle theft	9
Possession of weapons	8
Other crime	6
Total incidents	1112

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
South Harringay Junior School	Primary	0.2 miles	Outstanding — 10 Jul 2023
South Harringay Infant School	Primary	0.2 miles	Good — 10 Jul 2023
North Harringay Primary School	Primary	0.2 miles	Good — 13 Feb 2013
St John Vianney RC Primary School	Primary	0.3 miles	Outstanding — 19 Mar 2024
Woodlands Park Nursery School and Childrens Centre	Nursery	0.3 miles	Outstanding — 23 Jan 2018

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, Green Lanes Gf, N8	£2,250/mo	2	0.21 miles	OpenRent
2 Bed Flat, Parkview House, N8	£2,500/mo	2	0.25 miles	OpenRent

Average rent: £2,375/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £296,875

Target investor price (1%) £237,500

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £242/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.1%

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).