# 3 bedroom apartment for sale (N10 3PE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 6, THE DORMERS, 53 - 55, QUEENS AVENUE, LONDON, GREATER LONDON N10 3PE |
| Price | £950,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | F |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 75 m² |
| Last sold | £865,000 Jun 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 09/09/2035
- **Est. upgrade cost to C:** £10,300

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0340-2620-8110-2395-7015)

## Description

A three bedroom, two reception room ground and lower ground floor apartment arranged over 1716sqft, with a large communal garden and off-street parking space, located in central Muswell Hill. Offered for sale chain free.

The Owners Love

"The natural light from beautiful bay windows in front room"

"The garden was perfect for our young child"

"The local area, e.g. shops, Highgate woods and community spirit"

We've noticed

There are several sought after schools located nearby.

All the amenities of Muswell Hill Broadway are just a short walk away.

## Property Photos

- ![Picture No. 15](/listings/photos/130775612/1298925) - Picture No. 15
- ![Picture No. 08](/listings/photos/130775612/1298926) - Picture No. 08
- ![Picture No. 12](/listings/photos/130775612/1298927) - Picture No. 12
- ![Picture No. 10](/listings/photos/130775612/1298928) - Picture No. 10
- ![Picture No. 02](/listings/photos/130775612/1298929) - Picture No. 02
- ![Picture No. 01](/listings/photos/130775612/1298930) - Picture No. 01
- ![Picture No. 07](/listings/photos/130775612/1298931) - Picture No. 07
- ![Picture No. 06](/listings/photos/130775612/1298933) - Picture No. 06
- ![Picture No. 09](/listings/photos/130775612/1298934) - Picture No. 09
- ![Picture No. 05](/listings/photos/130775612/1298936) - Picture No. 05
- ![Picture No. 04](/listings/photos/130775612/1298938) - Picture No. 04

## Floorplans

- ![Floorplan](/listings/photos/130775612/1298940) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/130775612/1298943) - EPC Rating Graph

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #5644462
- **Address:** 27 Queens Avenue, LONDON, N10 3PE
- **Certificate Issued:** 28/04/2008
- **Work Completed:** 21/04/2008
- **Items:** 1 door(s)

### FENSA Certificate #12748114
- **Address:** 27 Queens Avenue, LONDON, N10 3PE
- **Certificate Issued:** 08/01/2018
- **Work Completed:** 14/12/2017
- **Items:** 10 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE DORMERS, 53 - 55 FLAT 6 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £865,000 | 30/06/2023 | Flat |
| THE DORMERS, 53 - 55 FLAT 6 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £732,500 | 15/11/2013 | 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 |
|---------|-------|------|------|
| [Same street] 47 FLAT 4 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £380,000 | 19/02/2026 | Flat |
| [Same street] 11 FLAT 7 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £622,840 | 16/01/2026 | Flat |
| 22 FLAT 5 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LR | £537,000 | 05/11/2025 | Flat |
| [Same street] 11 FLAT 3 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £720,000 | 16/09/2025 | Flat |
| [Same street] 11 FLAT 2 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £682,500 | 02/09/2025 | Flat |
| [Same street] THE DORMERS, 53 - 55 FLAT 7 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £580,000 | 02/04/2025 | Flat |
| [Same street] THE DORMERS, 53 - 55 FLAT 9 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £827,500 | 03/01/2025 | Flat |
| 271 - 273 THIRD FLOOR FLAT QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN | £325,000 | 13/12/2024 | Flat |
| [Same street] 51 FLAT 1 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £230,000 | 21/11/2024 | Flat |
| 40 FLAT 7 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3NR | £505,000 | 22/12/2023 | Flat |
| OLD CHAPEL PLACE FLAT 7 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LT | £365,000 | 05/12/2023 | Flat |
| 125 AVENUE MEWS, LONDON, HARINGEY, GREATER LONDON, N10 3NN | £350,000 | 05/12/2023 | Flat |
| 66 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HN | £465,000 | 14/08/2023 | Flat |
| 291A MUSWELL HILL BROADWAY, LONDON, HARINGEY, GREATER LONDON, N10 1BY | £423,000 | 01/08/2023 | Flat |
| 32 FLAT 5 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LR | £270,000 | 25/07/2023 | Flat |
| [Same street] 49A QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £900,000 | 03/07/2023 | Flat |
| [Same street] 51 FLAT 4 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £303,350 | 27/04/2023 | Flat |
| 32 FLAT 6 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LR | £450,000 | 12/04/2023 | Flat |
| 271 - 273 SECOND FLOOR FLAT QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN | £300,000 | 12/01/2023 | Flat |
| 26 FLAT 3 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3NR | £610,000 | 12/12/2022 | Flat |
| [Same street] 51 FLAT 8 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £350,000 | 26/08/2022 | Flat |
| 299 FLAT B QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN | £395,000 | 20/07/2022 | Flat |
| 299 FLAT A QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN | £407,500 | 01/07/2022 | Flat |
| [Same street] 15C QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £465,000 | 27/06/2022 | Flat |
| 56 FLAT 4 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3NU | £722,000 | 30/05/2022 | Flat |
| 30 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HN | £590,000 | 23/05/2022 | Flat |
| 68 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HN | £560,000 | 31/03/2022 | Flat |
| 216 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3DU | £535,000 | 15/03/2022 | Flat |
| 18D PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LR | £450,000 | 17/12/2021 | Flat |
| OLD CHAPEL PLACE FLAT 9 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LT | £341,000 | 17/12/2021 | Flat |
| THE PADDOCK FLAT 31 MEADOW DRIVE, LONDON, HARINGEY, GREATER LONDON, N10 1PL | £285,000 | 08/12/2021 | Flat |
| [Same street] 29 FLAT B QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £713,000 | 12/11/2021 | Flat |
| [Same street] 29 FLAT A QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £740,000 | 24/09/2021 | Flat |

**Street average:** £578,015 (13 sales)
**Area average:** £444,275 (20 sales)

## Price vs local average

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

- **Local average:** £516,193 (56 Flat, N10, 2024–2026)
- **Deviation:** +84%

## 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):** £947/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 |
|------|------|------|------|------|
| 3 Bed Flat, Fortis Green, N2 | £2,395/mo | 3 | 0.35 miles | OpenRent |

**Average rent: £2,395/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £299,375
- **Target investor price (1%):** £239,500

*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 £2,395/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33.1×
- **Monthly cashflow:** £-1,611/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7%

*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:** £12,667/m²

## 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)