Sold STC Flat

21 CHURCH CRESCENT

LONDON, MUSWELL HILL, GREATER LONDON N10 3NA

2 beds 915 sq ft Listed 31 Aug 2018 (-2824d)

£595,000

Guide Price

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# 2 bedroom flat for sale (N10 3NA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 CHURCH CRESCENT, LONDON, MUSWELL HILL, GREATER LONDON N10 3NA |
| Price | £595,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 85 m² |
| Last sold | £634,000 Aug 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £360/year
- **Est. upgrade cost to C:** £10,000

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0340-2917-9180-2622-0961)

## Description

A truly exceptional apartment set and located on the quiet and hugely sought after spot of Church Crescent.

Arranged over the raised ground floor, the apartment spans an impressive internal space of circa 1000 sq ft and offers a gorgeous private 75 ft garden and offers the perfect buyer an opportunity to extend at the rear (subject to planning permission).

The apartment comes with a brand new lease at 144 years, and is an idyllic, manageable refurbished project.

## Property Photos

- ![Photo](/listings/photos/67261237/450622)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NA | £634,000 | 27/08/2025 | 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 |
|---------|-------|------|------|
| 103 FLAT 4 MUSWELL HILL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HS | £463,000 | 19/01/2026 | Flat |
| BISHOPS VIEW COURT, 24A FLAT 36 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NQ | £320,000 | 02/12/2025 | Flat |
| 91 FLAT 3 MUSWELL HILL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HT | £367,500 | 31/10/2023 | Flat |
| [Same street] 47 FLAT 6 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NA | £436,000 | 06/06/2023 | Flat |
| 12A HILLFIELD PARK, LONDON, HARINGEY, GREATER LONDON, N10 3QS | £337,000 | 03/03/2023 | Flat |
| BISHOPS VIEW COURT, 24A FLAT 7 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NQ | £335,000 | 29/11/2022 | Flat |
| 27 ST JAMES LANE, LONDON, HARINGEY, GREATER LONDON, N10 3DA | £1,350,000 | 28/10/2022 | Flat |
| 52 FLAT 4 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NE | £840,000 | 28/10/2022 | Flat |
| 45 ST JAMES LANE, LONDON, HARINGEY, GREATER LONDON, N10 3DA | £1,140,000 | 21/10/2022 | Flat |
| 47 ST JAMES LANE, LONDON, HARINGEY, GREATER LONDON, N10 3DA | £1,250,000 | 20/10/2022 | Flat |
| 41 ST JAMES LANE, LONDON, HARINGEY, GREATER LONDON, N10 3DA | £964,500 | 20/10/2022 | Flat |
| 70 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NE | £591,500 | 07/10/2022 | Flat |
| BISHOPS VIEW COURT, 24A FLAT 38 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NQ | £362,000 | 26/09/2022 | Flat |
| 19 FLAT 4 CRANLEY GARDENS, LONDON, HARINGEY, GREATER LONDON, N10 3AA | £315,000 | 06/06/2022 | Flat |
| 170A MUSWELL HILL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3NG | £950,000 | 06/05/2022 | Flat |
| 30C HILLFIELD PARK, LONDON, HARINGEY, GREATER LONDON, N10 3QS | £585,000 | 04/05/2022 | Flat |
| 170 FLAT B MUSWELL HILL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3NG | £372,500 | 11/04/2022 | Flat |
| 52 FLAT 1 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NE | £860,000 | 21/02/2022 | Flat |
| BISHOPS VIEW COURT, 24A FLAT 8 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NQ | £365,000 | 04/02/2022 | Flat |
| 188 FLAT 2 MUSWELL HILL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3NG | £470,000 | 18/01/2022 | Flat |
| [Same street] 19 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NA | £2,690,000 | 03/12/2021 | Terraced |
| BISHOPS VIEW COURT, 24A FLAT 22 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NQ | £350,000 | 30/09/2021 | Flat |

**Street average:** £1,563,000 (2 sales)
**Area average:** £629,400 (20 sales)

## Price vs local average

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

- **Local average:** £525,882 (48 Flat, N10, 2024–2026)
- **Deviation:** +13.1%

## 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

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £276,750
- **Target investor price (1%):** £221,400

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £7,000/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -2.7%
- **10y growth:** 2.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.1%
- **5y growth (index):** 2.4%
- **10y growth (index):** 10.6%

## 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

Floor area

85 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£634,000 Aug 2025

Price per m²

£7,000/m²

Local average

£525,882 (+13.1%)

Deprivation

Decile 8 (24,255 of 33,755)

Street crime

320 incidents within 1 mile (Mar 2026)

Key features

2 Bedroom Apartment
1 Full Suite Bathroom
Additional Guest WC
Circa 950 Sq Ft
Approx. 75 Ft East Facing Garden
Refurbishment Project
Opportunity to Extend at Rear (STP)
Leasehold - 144 Years

Additional details

Garden: Yes

Description

A truly exceptional apartment set and located on the quiet and hugely sought after spot of Church Crescent.

Arranged over the raised ground floor, the apartment spans an impressive internal space of circa 1000 sq ft and offers a gorgeous private 75 ft garden and offers the perfect buyer an opportunity to extend at the rear (subject to planning permission).

The apartment comes with a brand new lease at 144 years, and is an idyllic, manageable refurbished project.

Listed by

London

Avenue in London

Reference: 67261237

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 23/08/2022

Current heating cost: £360/year

Potential heating cost: £303/year

Est. upgrade cost to C: £10,000

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	27/08/2025 (8 months ago)	£634,000	—

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
103 FLAT 4 MUSWELL HILL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HS	£463,000	19/01/2026	Flat
BISHOPS VIEW COURT, 24A FLAT 36 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NQ	£320,000	02/12/2025	Flat
91 FLAT 3 MUSWELL HILL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HT	£367,500	31/10/2023	Flat
Same street 47 FLAT 6 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NA	£436,000	06/06/2023	Flat
12A HILLFIELD PARK, LONDON, HARINGEY, GREATER LONDON, N10 3QS	£337,000	03/03/2023	Flat
BISHOPS VIEW COURT, 24A FLAT 7 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NQ	£335,000	29/11/2022	Flat
27 ST JAMES LANE, LONDON, HARINGEY, GREATER LONDON, N10 3DA	£1,350,000	28/10/2022	Flat
52 FLAT 4 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NE	£840,000	28/10/2022	Flat
45 ST JAMES LANE, LONDON, HARINGEY, GREATER LONDON, N10 3DA	£1,140,000	21/10/2022	Flat
47 ST JAMES LANE, LONDON, HARINGEY, GREATER LONDON, N10 3DA	£1,250,000	20/10/2022	Flat
41 ST JAMES LANE, LONDON, HARINGEY, GREATER LONDON, N10 3DA	£964,500	20/10/2022	Flat
70 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NE	£591,500	07/10/2022	Flat
BISHOPS VIEW COURT, 24A FLAT 38 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NQ	£362,000	26/09/2022	Flat
19 FLAT 4 CRANLEY GARDENS, LONDON, HARINGEY, GREATER LONDON, N10 3AA	£315,000	06/06/2022	Flat
170A MUSWELL HILL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3NG	£950,000	06/05/2022	Flat
30C HILLFIELD PARK, LONDON, HARINGEY, GREATER LONDON, N10 3QS	£585,000	04/05/2022	Flat
170 FLAT B MUSWELL HILL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3NG	£372,500	11/04/2022	Flat
52 FLAT 1 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NE	£860,000	21/02/2022	Flat
BISHOPS VIEW COURT, 24A FLAT 8 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NQ	£365,000	04/02/2022	Flat
188 FLAT 2 MUSWELL HILL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3NG	£470,000	18/01/2022	Flat
Same street 19 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NA	£2,690,000	03/12/2021	Terraced
BISHOPS VIEW COURT, 24A FLAT 22 CHURCH CRESCENT, MUSWELL HILL, LONDON, HARINGEY, GREATER LONDON, N10 3NQ	£350,000	30/09/2021	Flat

Street average: £1,563,000 (2 sales)

Area average: £629,400 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -2.7%

10y growth 2.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Haringey. Series: Flats and maisonettes. As of February 2026.

1y (index) -0.1%

5y (index) 2.4%

10y (index) 10.6%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: MMFC PROPERTIES LIMITED (04972291)

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 N10 3NA

Nearby

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

Type	Name	Distance
Shop	St James Bookshop	0.1 miles
Bus stop	Fortis Green Road	0.1 miles
Bus stop	Woodside Avenue	0.1 miles
Shop	Broadway Pet Stores	0.1 miles
Train station	Highgate	0.7 miles
Train station	East Finchley	0.9 miles
University	Central Belsize Square	3.0 miles
Hospital	Priory Hospital	3.3 miles
Hospital	North London Hospice Winchmore Hill	3.4 miles
University	Paris Dauphine University - London Campus	4.2 miles

Street-level crime

Category	Count
Violence and sexual offences	67
Anti-social behaviour	53
Vehicle crime	43
Shoplifting	38
Burglary	26
Public order	22
Criminal damage and arson	18
Other theft	14
Theft from the person	14
Robbery	13
Drugs	7
Bicycle theft	3
Other crime	2
Total incidents	320

Within 1 mile during Mar 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
TreeHouse School	Other	0.2 miles	Outstanding — 9 Sep 2024
St James Church of England Primary School	Primary	0.2 miles	Good — 17 May 2022
Tetherdown Primary School	Primary	0.3 miles	Good — 17 Jul 2013
Unique Children's School	Other	0.3 miles	Good — 7 May 2024
Muswell Hill Primary School	Primary	0.3 miles	Good — 8 Feb 2022

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.37%

Max investor price (0.8%) £276,750

Target investor price (1%) £221,400

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).