Sold Flat

Flat 20

HADLEY COURT, CAZENOVE ROAD, LONDON, LONDON, GREATER LONDON N16 6JU

3 beds Listed 10 Jul 2008 (-6547d)

£204,950

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# 3 bedroom flat for sale (N16 6JU)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 20, HADLEY COURT, CAZENOVE ROAD, LONDON, LONDON, GREATER LONDON N16 6JU |
| Price | £204,950 |
| Bedrooms | 3 |
| Last sold | £250,000 Dec 2008 |

## Description

*** Reception 1: 14'4" X 12'2" (I/R)

* Kitchen/Diner: 14'2" X 9'6"

* Bedroom 1: 10'2" X 8'6"

* Bedroom 2: 12'1" X 10'5"

* Bedroom 3: 16' X 14'3"

* Bathroom

* Ex-local authority flat

* Within half a mile of Stoke Newington BR

* Sold with no onward chain**

**THE PROPERTY COMPRISES OF:-**  .

**DOOR TO HALLWAY:**  Double radiator.

**RECEPTION ROOM:**14'4" X 12'2" (I/R) (4.37m X 3.7m (I/R)).  Double radiator, double glazed window to front aspect.

**KITCHEN/DINER:**14'2" X 9'6" (4.32m X 2.9m).  Base mounted units and wall mounted cupboards, two double glazed windows to rear aspect, storage cupboard, double radiator, stainless steel sink with mixer tap and drainer.

**BEDROOM ONE:**10'2" X 8'6" (3.1m X 2.6m).  Double glazed window to front aspect, double radiator.

**BEDROOM TWO:**12'1" X 10'5" (3.68m X 3.18m).  Double radiator, Double glazed to front.

**BEDROOM THREE:**16' X 14'3" (4.88m X 4.34m).  Double glazed to rear, double radiator, (Shower cubicle), separate wc, low level flush wc, wall mounted wash hand basinl, base mounted units, sink, tiled walls, extractor fan.

**BATHROOM:**  Panelled bath plus shower attachment, pedestal wash hand basin with mixer, double glazed to rear, low flush wc, double radiator, tiled walls.

## Property Photos

- ![Exterior 2](/listings/photos/22206329/629444) - Exterior 2
- ![Exterior 1](/listings/photos/22206329/629445) - Exterior 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HADLEY COURT FLAT 20 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU | £250,000 | 22/12/2008 | Flat |
| HADLEY COURT FLAT 20 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU | £58,000 | 03/02/1995 | 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 |
|---------|-------|------|------|
| 52 WEALD SQUARE, LONDON, HACKNEY, GREATER LONDON, E5 8SR | £475,000 | 12/12/2025 | Flat |
| CAZENOVE MANSIONS FLAT 6 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6AR | £475,000 | 22/01/2024 | Flat |
| HADLEY COURT FLAT 14 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU | £500,000 | 11/10/2023 | Flat |
| HADLEY COURT FLAT 29 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU | £410,000 | 11/10/2023 | Flat |
| HADLEY COURT FLAT 34 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU | £610,000 | 11/10/2023 | Flat |
| HADLEY COURT FLAT 23 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU | £495,000 | 11/10/2023 | Flat |
| HADLEY COURT FLAT 3 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU | £537,500 | 11/10/2023 | Flat |
| HADLEY COURT FLAT 25 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU | £495,000 | 11/10/2023 | Flat |
| WIGAN HOUSE FLAT 275 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JA | £370,000 | 29/06/2023 | Flat |
| CEDRA COURT FLAT 54 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6AT | £275,000 | 01/06/2023 | Flat |
| STAPLEFORD HOUSE FLAT 5 GELDESTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8RT | £390,000 | 30/05/2023 | Flat |
| WENSDALE HOUSE FLAT 49 UPPER CLAPTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8ST | £285,000 | 15/05/2023 | Flat |
| 38C FILEY AVENUE, LONDON, HACKNEY, GREATER LONDON, N16 6JJ | £343,000 | 10/05/2023 | Flat |
| 18 KEIR HARDIE ESTATE, LONDON, HACKNEY, GREATER LONDON, E5 9AT | £365,000 | 04/05/2023 | Flat |
| WIGAN HOUSE 236 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JB | £325,000 | 14/03/2023 | Flat |
| 11 LOWER GROUND FLOOR FLAT FILEY AVENUE, LONDON, HACKNEY, GREATER LONDON, N16 6JL | £380,000 | 03/03/2023 | Flat |
| CEDRA COURT FLAT 3 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6AT | £350,000 | 20/12/2022 | Flat |
| GROSVENOR HOUSE, 139 FLAT 24 UPPER CLAPTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9DS | £325,000 | 02/11/2022 | Flat |
| HADLEY COURT FLAT 6 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU | £510,000 | 07/10/2022 | Flat |
| WIGAN HOUSE 204 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JB | £385,000 | 04/10/2022 | Flat |

**Area average:** £415,025 (20 sales)

## Price vs local average

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

- **Local average:** £521,247 (84 Flat, N16, 2024–2026)
- **Deviation:** -60.7%

## Rental Range

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

- **Low:** £2,354/mo
- **Realistic:** £2,615/mo
- **Optimistic:** £2,877/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

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

## 1% Rule

- **Rent ratio:** 1.28% (strong)
- **Max investor price (0.8%):** £326,875
- **Target investor price (1%):** £261,500

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 7.4%
- **10y growth:** -0.6%

## House Price Index (HM Land Registry)

*Official index for Hackney; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -2.2%
- **5y growth (index):** 1.4%
- **10y growth (index):** 1.9%

## 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)

Exterior 2 Exterior 1

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Property details

Last sold

£250,000 Dec 2008

Local average

£521,247 (-60.7%)

Deprivation

Decile 1 (2,472 of 33,755)

Street crime

854 incidents within 1 mile (Apr 2026)

Description

Bairstow Eves are pleased to offer a three bedroom ex-local authority flat set on the third floor of a four story building. The property benefits from being within half a mile of Stoke Newington BR station and is offered Chain Free.

*** Reception 1: 14'4" X 12'2" (I/R)
* Kitchen/Diner: 14'2" X 9'6"
* Bedroom 1: 10'2" X 8'6"
* Bedroom 2: 12'1" X 10'5"
* Bedroom 3: 16' X 14'3"
* Bathroom
* Ex-local authority flat
* Within half a mile of Stoke Newington BR
* Sold with no onward chain

THE PROPERTY COMPRISES OF:- .

DOOR TO HALLWAY: Double radiator.

RECEPTION ROOM:14'4" X 12'2" (I/R) (4.37m X 3.7m (I/R)). Double radiator, double glazed window to front aspect.

KITCHEN/DINER:14'2" X 9'6" (4.32m X 2.9m). Base mounted units and wall mounted cupboards, two double glazed windows to rear aspect, storage cupboard, double radiator, stainless steel sink with mixer tap and drainer.

BEDROOM ONE:10'2" X 8'6" (3.1m X 2.6m). Double glazed window to front aspect, double radiator.

BEDROOM TWO:12'1" X 10'5" (3.68m X 3.18m). Double radiator, Double glazed to front.

BEDROOM THREE:16' X 14'3" (4.88m X 4.34m). Double glazed to rear, double radiator, (Shower cubicle), separate wc, low level flush wc, wall mounted wash hand basinl, base mounted units, sink, tiled walls, extractor fan.

BATHROOM:** Panelled bath plus shower attachment, pedestal wash hand basin with mixer, double glazed to rear, low flush wc, double radiator, tiled walls.

Listed by

Harringay

Countrywide Hamptons Sales - Connells

Reference: 22206329

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
37 HADLEY COURT, CAZENOVE ROAD, HACKNEY, LONDON	67	82	77 m²	England and Wales: 1930-1949	Flat
38 HADLEY COURT, CAZENOVE ROAD, HACKNEY, LONDON	76	82	88 m²	England and Wales: 1900-1929	Flat
Flat 1, Hadley Court, Cazenove Road, LONDON	64	73	68 m²	England and Wales: 1900-1929	Flat
Flat 10 Hadley Court, Cazenove Road, LONDON	73	79	80 m²	England and Wales: 1930-1949	Flat
Flat 11 Hadley Court, Cazenove Road, LONDON	62	78	88 m²	England and Wales: 1900-1929	Flat
Flat 12 Hadley Court, Cazenove Road, LONDON	75	78	72 m²	England and Wales: 1900-1929	Flat
Flat 13, Hadley Court, Cazenove Road, LONDON	76	82	80 m²	England and Wales: 1900-1929	Flat
Flat 14 Hadley Court, Cazenove Road, LONDON	77	82	88 m²	England and Wales: 1900-1929	Flat
Flat 15 Hadley Court, Cazenove Road, LONDON	69	80	80 m²	England and Wales: 1900-1929	Flat
Flat 17 Hadley Court, Cazenove Road, LONDON	78	81	80 m²	England and Wales: 1950-1966	Flat
Flat 17 Hadley Court, Cazenove Road, LONDON	55	81	80 m²	England and Wales: 1950-1966	Flat
Flat 18, Hadley Court, Cazenove Road, LONDON	78	83	75 m²	England and Wales: 1900-1929	Flat
Flat 19 Hadley Court, Cazenove Road, LONDON	58	65	81 m²	England and Wales: 1900-1929	Flat
Flat 19 Hadley Court, Cazenove Road, LONDON	52	66	81 m²	England and Wales: 1900-1929	Flat
Flat 19, Hadley Court, Cazenove Road, LONDON	61	80	82 m²	England and Wales: 1900-1929	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

331% since 1995

Event	Date	Price	% change
Sold	22/12/2008 (17 years ago)	£250,000	+331%
Sold	03/02/1995 (31 years ago)	£58,000	—

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
52 WEALD SQUARE, LONDON, HACKNEY, GREATER LONDON, E5 8SR	£475,000	12/12/2025	Flat
CAZENOVE MANSIONS FLAT 6 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6AR	£475,000	22/01/2024	Flat
HADLEY COURT FLAT 14 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU	£500,000	11/10/2023	Flat
HADLEY COURT FLAT 29 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU	£410,000	11/10/2023	Flat
HADLEY COURT FLAT 34 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU	£610,000	11/10/2023	Flat
HADLEY COURT FLAT 23 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU	£495,000	11/10/2023	Flat
HADLEY COURT FLAT 3 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU	£537,500	11/10/2023	Flat
HADLEY COURT FLAT 25 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU	£495,000	11/10/2023	Flat
WIGAN HOUSE FLAT 275 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JA	£370,000	29/06/2023	Flat
CEDRA COURT FLAT 54 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6AT	£275,000	01/06/2023	Flat
STAPLEFORD HOUSE FLAT 5 GELDESTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8RT	£390,000	30/05/2023	Flat
WENSDALE HOUSE FLAT 49 UPPER CLAPTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 8ST	£285,000	15/05/2023	Flat
38C FILEY AVENUE, LONDON, HACKNEY, GREATER LONDON, N16 6JJ	£343,000	10/05/2023	Flat
18 KEIR HARDIE ESTATE, LONDON, HACKNEY, GREATER LONDON, E5 9AT	£365,000	04/05/2023	Flat
WIGAN HOUSE 236 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JB	£325,000	14/03/2023	Flat
11 LOWER GROUND FLOOR FLAT FILEY AVENUE, LONDON, HACKNEY, GREATER LONDON, N16 6JL	£380,000	03/03/2023	Flat
CEDRA COURT FLAT 3 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6AT	£350,000	20/12/2022	Flat
GROSVENOR HOUSE, 139 FLAT 24 UPPER CLAPTON ROAD, LONDON, HACKNEY, GREATER LONDON, E5 9DS	£325,000	02/11/2022	Flat
HADLEY COURT FLAT 6 CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6JU	£510,000	07/10/2022	Flat
WIGAN HOUSE 204 WARWICK GROVE, LONDON, HACKNEY, GREATER LONDON, E5 9JB	£385,000	04/10/2022	Flat

Area average: £415,025 (20 sales)

Capital growth trend

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

5y growth 7.4%

10y growth -0.6%

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

1y (index) -2.2%

5y (index) 1.4%

10y (index) 1.9%

Rental Range

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

Low £2,354/mo

Realistic £2,615/mo

Optimistic £2,877/mo

Based on Local Authority from postcode lookup → Hackney.

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

Location

Map view View on Google Maps View on OpenStreetMap Street View N16 6JU

Address

Cazenove Road

Nearby

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

Type	Name	Distance
Bus stop	Upper Clapton Road	0.0 miles
Bus stop	Cazenove Road / Geldeston Road	0.0 miles
Shop	FK Hair Lounge	0.2 miles
Shop	Tesco Express	0.2 miles
Train station	Clapton	0.4 miles
Train station	Stoke Newington	0.5 miles
Hospital	Moorfields at Hoxton	2.5 miles
University	University of Wales Trinity Saint David London	2.7 miles
University	Arden University Stratford Campus	2.7 miles
Hospital	Medlabs Diagnostics	3.8 miles

Street-level crime

Category	Count
Anti-social behaviour	217
Violence and sexual offences	187
Public order	67
Theft from the person	66
Other theft	61
Criminal damage and arson	58
Vehicle crime	53
Shoplifting	38
Burglary	36
Drugs	27
Robbery	17
Bicycle theft	16
Other crime	7
Possession of weapons	4
Total incidents	854

Within 1 mile during Apr 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
Beis Trana Girls' School	Other	0.1 miles	Inadequate — 14 Nov 2022
Tayyibah Girls' School	Other	0.1 miles	Good — 15 May 2022
Talmud Torah Yetev Lev	Other	0.1 miles	Inadequate — 9 Apr 2024
Ohr Emes	Other	0.2 miles	Requires improvement — 18 Jan 2024
Jubilee Primary School	Primary	0.2 miles	Good — 21 Sep 2022

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 1.28%

Max investor price (0.8%) £326,875

Target investor price (1%) £261,500

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).

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