Sold STC Terraced

5 HOLLY PARK ROAD

LONDON, GREATER LONDON N11 3HA

4 beds 2 baths 168 m² Listed 18 May 2023 (-1159d)

£800,000

Reduced on 12 Jul 2023

Save

# 4 bedroom terraced house for sale (N11 3HA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 5 HOLLY PARK ROAD, LONDON, GREATER LONDON N11 3HA |
| Price | £800,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Last sold | £795,000 Jan 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 15/05/2033
- **Current heating cost:** £2,398/year
- **Est. upgrade cost to C:** £38,523

### Recommendations
- Q (£4,000 - £14,000)
- C (£15 - £30)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)
- V2 (£15,000 - £25,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9866-3026-9205-9507-9204)

## Description

A rarely available four bedroom terraced house built in 1870 offering high ceilings, feature fireplaces and benefits from three reception rooms, two bathrooms and a private garden.

Holly Park Road is well positioned for New Southgate Station and Arnos Grove Underground Station (Piccadilly line) as well as being situated close by to popular schools like Holly Park Primary.

Council Tax Band: E

Tenure: Freehold

Council tax and, where applicable, lease information, service charges and ground rent are given as a guide only and should always be checked and confirmed by your Solicitor prior to exchange of contracts.

## Property Photos

- ![Photo](/listings/photos/134942567/1307800)
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## Floorplans

- ![Floorplan 1](/listings/photos/134942567/1307816) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/134942567/1307817) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2105943
- **Address:** 5 Holly Park Road, LONDON, N11 3HA
- **Certificate Issued:** 12/10/2004
- **Work Completed:** 03/09/2004
- **Items:** 6 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 HOLLY PARK ROAD, LONDON, BARNET, GREATER LONDON, N11 3HA | £795,000 | 08/01/2024 | 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 |
|---------|-------|------|------|
| 45 PARKHURST ROAD, LONDON, BARNET, GREATER LONDON, N11 3EN | £565,000 | 05/12/2025 | Terraced |
| 11 BEACONSFIELD ROAD, LONDON, BARNET, GREATER LONDON, N11 3AA | £690,000 | 23/06/2025 | Terraced |
| 41 STEWARDS HOLTE WALK, LONDON, BARNET, GREATER LONDON, N11 1NY | £380,000 | 03/02/2025 | Terraced |
| 61 PARKHURST ROAD, LONDON, BARNET, GREATER LONDON, N11 3EN | £935,000 | 21/12/2023 | Terraced |
| 110 HOLLY PARK ROAD, LONDON, BARNET, GREATER LONDON, N11 3HB | £735,000 | 27/10/2023 | Terraced |
| 131 FRIERN BARNET ROAD, LONDON, BARNET, GREATER LONDON, N11 3DY | £640,000 | 15/05/2023 | Terraced |
| 48 BEACONSFIELD ROAD, LONDON, BARNET, GREATER LONDON, N11 3AB | £1,200,000 | 22/12/2022 | Terraced |
| 6 BELLEVUE ROAD, LONDON, BARNET, GREATER LONDON, N11 3ER | £850,000 | 12/08/2022 | Terraced |
| 13 PARKHURST ROAD, LONDON, BARNET, GREATER LONDON, N11 3EN | £650,000 | 02/08/2022 | Terraced |
| 9 PARKHURST ROAD, LONDON, BARNET, GREATER LONDON, N11 3EN | £820,000 | 27/07/2022 | Terraced |
| 43 PARKHURST ROAD, LONDON, BARNET, GREATER LONDON, N11 3EN | £563,500 | 12/07/2022 | Terraced |
| 21 GLENTHORNE ROAD, LONDON, BARNET, GREATER LONDON, N11 3HU | £660,000 | 20/05/2022 | Terraced |
| 22 BEACONSFIELD ROAD, LONDON, BARNET, GREATER LONDON, N11 3AB | £1,000,000 | 26/04/2022 | Terraced |
| 88 OAKLEIGH ROAD SOUTH, LONDON, BARNET, GREATER LONDON, N11 1LB | £527,500 | 22/03/2022 | Terraced |
| 31 HOLLY PARK ROAD, LONDON, BARNET, GREATER LONDON, N11 3EY | £750,000 | 17/01/2022 | Terraced |
| 11 GLENTHORNE ROAD, LONDON, BARNET, GREATER LONDON, N11 3HU | £630,000 | 20/12/2021 | Terraced |
| 34 GLENTHORNE ROAD, LONDON, BARNET, GREATER LONDON, N11 3HJ | £620,000 | 26/11/2021 | Terraced |

**Area average:** £718,588 (17 sales)

## Price vs local average

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

- **Local average:** £670,534 (29 Terraced, N11, 2024–2026)
- **Deviation:** +19.3%

## Rental Range

*ONS Price Index of Private Rents (Barnet). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,741/mo
- **Realistic:** £1,934/mo
- **Optimistic:** £2,127/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £241,750
- **Target investor price (1%):** £193,400

*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:** £4,762/m²

## Capital growth trend

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

- **5y growth:** 16.2%
- **10y growth:** 18.1%

## House Price Index (HM Land Registry)

*Official index for Barnet; Terraced series; as of April 2026.*

- **1y growth (index):** -2.5%
- **5y growth (index):** 6.4%
- **10y growth (index):** 13.8%

## 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

FREEHOLD

Floor area

168 m²

EPC rating

Last sold

£795,000 Jan 2024

Price per m²

£4,762/m²

Local average

£670,534 (+19.3%)

Deprivation

Decile 6 (17,253 of 33,755)

Street crime

360 incidents within 1 mile (May 2026)

Key features

Four double bedrooms
Two bathrooms
Circa 1800 Sqft
Utility
Conservatory
Excellent transport links
Good local area
EPC Rating D

Additional details

Garden: Yes

Description

A rarely available four bedroom terraced house built in 1870 offering high ceilings, feature fireplaces and benefits from three reception rooms, two bathrooms and a private garden.
Holly Park Road is well positioned for New Southgate Station and Arnos Grove Underground Station (Piccadilly line) as well as being situated close by to popular schools like Holly Park Primary.

Council Tax Band: E
Tenure: Freehold

Council tax and, where applicable, lease information, service charges and ground rent are given as a guide only and should always be checked and confirmed by your Solicitor prior to exchange of contracts.

Listed by

Finchley

The Lomond Group

Reference: 134942567

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 16/05/2023

Expiry date: 15/05/2033

Current heating cost: £2,398/year

Potential heating cost: £1,941/year

Est. upgrade cost to C: £38,523

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Increase hot water cylinder insulation (£15 - £30)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
Wind turbine (£15,000 - £25,000)

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 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #2105943

Property Details

Street: 5 Holly Park Road

Town: LONDON

Postcode: N11 3HA

Installation Details

Items: 6 windows

Certificate Issued: 12/10/2004

Work Completed: 03/09/2004

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

Event	Date	Price	% change
Sold	08/01/2024 (2 years ago)	£795,000	—

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
45 PARKHURST ROAD, LONDON, BARNET, GREATER LONDON, N11 3EN	£565,000	05/12/2025	Terraced
11 BEACONSFIELD ROAD, LONDON, BARNET, GREATER LONDON, N11 3AA	£690,000	23/06/2025	Terraced
41 STEWARDS HOLTE WALK, LONDON, BARNET, GREATER LONDON, N11 1NY	£380,000	03/02/2025	Terraced
61 PARKHURST ROAD, LONDON, BARNET, GREATER LONDON, N11 3EN	£935,000	21/12/2023	Terraced
110 HOLLY PARK ROAD, LONDON, BARNET, GREATER LONDON, N11 3HB	£735,000	27/10/2023	Terraced
131 FRIERN BARNET ROAD, LONDON, BARNET, GREATER LONDON, N11 3DY	£640,000	15/05/2023	Terraced
48 BEACONSFIELD ROAD, LONDON, BARNET, GREATER LONDON, N11 3AB	£1,200,000	22/12/2022	Terraced
6 BELLEVUE ROAD, LONDON, BARNET, GREATER LONDON, N11 3ER	£850,000	12/08/2022	Terraced
13 PARKHURST ROAD, LONDON, BARNET, GREATER LONDON, N11 3EN	£650,000	02/08/2022	Terraced
9 PARKHURST ROAD, LONDON, BARNET, GREATER LONDON, N11 3EN	£820,000	27/07/2022	Terraced
43 PARKHURST ROAD, LONDON, BARNET, GREATER LONDON, N11 3EN	£563,500	12/07/2022	Terraced
21 GLENTHORNE ROAD, LONDON, BARNET, GREATER LONDON, N11 3HU	£660,000	20/05/2022	Terraced
22 BEACONSFIELD ROAD, LONDON, BARNET, GREATER LONDON, N11 3AB	£1,000,000	26/04/2022	Terraced
88 OAKLEIGH ROAD SOUTH, LONDON, BARNET, GREATER LONDON, N11 1LB	£527,500	22/03/2022	Terraced
31 HOLLY PARK ROAD, LONDON, BARNET, GREATER LONDON, N11 3EY	£750,000	17/01/2022	Terraced
11 GLENTHORNE ROAD, LONDON, BARNET, GREATER LONDON, N11 3HU	£630,000	20/12/2021	Terraced
34 GLENTHORNE ROAD, LONDON, BARNET, GREATER LONDON, N11 3HJ	£620,000	26/11/2021	Terraced

Area average: £718,588 (17 sales)

Capital growth trend

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

5y growth 16.2%

10y growth 18.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Barnet. Series: Terraced. As of April 2026.

1y (index) -2.5%

5y (index) 6.4%

10y (index) 13.8%

Rental Range

Estimated market rent for Barnet. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,741/mo

Realistic £1,934/mo

Optimistic £2,127/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for Huntingdon: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N11 3HA

Nearby

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

Type	Name	Distance
Shop	Park Manor Convenience Store	0.2 miles
Shop	5 Star Attire	0.2 miles
Bus stop	Bellevue Road	0.2 miles
Bus stop	Beaconsfield Road	0.2 miles
Train station	New Southgate	0.3 miles
Train station	Arnos Grove	0.7 miles
Hospital	Priory Hospital	1.7 miles
Hospital	North London Hospice Winchmore Hill	2.5 miles
University	Flood Hazard Research Centre	4.2 miles
University	Middlesex University	4.2 miles

Street-level crime

Category	Count
Violence and sexual offences	83
Anti-social behaviour	81
Shoplifting	52
Vehicle crime	34
Other theft	26
Robbery	23
Public order	21
Burglary	18
Theft from the person	8
Drugs	5
Possession of weapons	5
Other crime	3
Bicycle theft	1
Total incidents	360

Within 1 mile during May 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
Holly Park Primary School	Primary	0.1 miles	Good — 16 Dec 2018
St Paul's CofE Primary School N11	Primary	0.2 miles	Good — 29 Apr 2019
Friern Barnet School	Secondary	0.3 miles	Good — 22 Nov 2018
St John's CofE Junior Mixed and Infant School	Primary	0.3 miles	Good — 8 Nov 2023
Dwight School London	Other	0.5 miles	— (No rating)

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.24%

Max investor price (0.8%) £241,750

Target investor price (1%) £193,400

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).