# 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

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.

## 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 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 |
| 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 |
| 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:** 5%
- **10y growth:** -0.8%

## 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)