# 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 |
| BAY HOUSE, 592 FLAT 16 GREEN LANES, LONDON, HARINGEY, GREATER LONDON, N8 0RA | £440,000 | 30/05/2022 | Flat |
| 135 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AG | £450,000 | 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:** 5%
- **10y growth:** -9.3%

## 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)