# 3 bedroom apartment for sale (N10 3PE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 49A, QUEENS AVENUE, LONDON, GREATER LONDON N10 3PE |
| Price | £899,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £900,000 Jul 2023 |

## Description

We are pleased to be able to offer this extremely spacious apartment occupying the whole of the first floor (1462.81 sq ft) within this attractive double fronted Edwardian property.  Well proportioned accommodation is a feature of this property, which although requiring some updating is amply reflected in the asking price.  Benefiting from sole use of the rear half of a very large garden.  Situated within this sought after tree lined avenue within easy walking distance of the excellent local shops and restaurants and shopping amenities of Muswell Hill Broadway and Fortis Green.  Viewing highly recommended.

## Property Photos

- ![Photo 01](/listings/photos/133272563/1298890) - Photo 01
- ![Photo 02](/listings/photos/133272563/1298892) - Photo 02
- ![Photo 03](/listings/photos/133272563/1298894) - Photo 03
- ![Photo 04](/listings/photos/133272563/1298895) - Photo 04
- ![Photo 05](/listings/photos/133272563/1298896) - Photo 05
- ![Photo 06](/listings/photos/133272563/1298897) - Photo 06
- ![Photo 07](/listings/photos/133272563/1298899) - Photo 07
- ![Photo 08](/listings/photos/133272563/1298900) - Photo 08
- ![Photo 09](/listings/photos/133272563/1298901) - Photo 09
- ![Photo 10](/listings/photos/133272563/1298902) - Photo 10
- ![Photo 11](/listings/photos/133272563/1298904) - Photo 11
- ![Photo 12](/listings/photos/133272563/1298907) - Photo 12
- ![Photo 13](/listings/photos/133272563/1298908) - Photo 13
- ![Photo 14](/listings/photos/133272563/1298911) - Photo 14
- ![Photo 15](/listings/photos/133272563/1298912) - Photo 15
- ![Photo 16](/listings/photos/133272563/1298913) - Photo 16
- ![Photo 17](/listings/photos/133272563/1298914) - Photo 17

## Floorplans

- ![Floorplan](/listings/photos/133272563/1298915) - Floorplan

## EPC Graphs

- ![EPC Graph](/listings/photos/133272563/1298916) - EPC Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 49A QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £900,000 | 03/07/2023 | Flat |
| 49A QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £170,000 | 10/03/1999 | 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 |
| 103 FLAT 4 MUSWELL HILL ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HS | £463,000 | 19/01/2026 | 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 |
| [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] THE DORMERS, 53 - 55 FLAT 6 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £865,000 | 30/06/2023 | 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 |
| FORTIS COURT FLAT 1 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH | £710,000 | 20/12/2022 | Flat |
| FORTIS COURT FLAT 20 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH | £650,000 | 13/12/2022 | Flat |
| 26 FLAT 3 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3NR | £610,000 | 12/12/2022 | Flat |
| 65 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HP | £600,000 | 09/12/2022 | Flat |
| 11C KINGS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 1PA | £690,000 | 28/11/2022 | Flat |
| 35 FLAT 5 KINGS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 1PA | £565,000 | 18/11/2022 | Flat |
| FORTIS COURT FLAT 16 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH | £645,000 | 29/09/2022 | Flat |
| 21 KINGS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 1PA | £855,000 | 29/09/2022 | Flat |
| 8 FLAT 2 FIRS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LY | £395,000 | 26/09/2022 | Flat |
| [Same street] 51 FLAT 8 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £350,000 | 26/08/2022 | Flat |
| FORTIS COURT FLAT 17 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH | £590,000 | 12/08/2022 | Flat |
| FORTIS COURT FLAT 14 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH | £725,000 | 07/07/2022 | Flat |
| [Same street] 15C QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £465,000 | 27/06/2022 | 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:** £575,322 (13 sales)
**Area average:** £543,150 (20 sales)

## Price vs local average

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

- **Local average:** £516,193 (56 Flat, N10, 2024–2026)
- **Deviation:** +74.3%

## 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 | 0.32 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.27% (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:** 3.2%
- **Cost-to-rent:** 31.3×
- **Monthly cashflow:** £-1,414/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.5%

*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).*

## 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)