Sold STC Flat

FLAT 3

HERMISTON COURT, HERMISTON AVENUE, LONDON, GREATER LONDON N8 8NN

4 beds 2 baths 1,421 sq ft Listed 26 Oct 2022 (-1326d)

£800,000

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# 4 bedroom flat for sale (N8 8NN)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 3, HERMISTON COURT, HERMISTON AVENUE, LONDON, GREATER LONDON N8 8NN |
| Price | £800,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 132 m² |
| Last sold | £755,000 Feb 2023 |

## Description

This unique four double bedroom split level apartment has a great balance of its1448 sq ft living space, has use of large communal gardens and close to the Broadway.

This property has been refurbished to a high standard and offers 1448 sq ft of bright and airy accommodation set over two floors. There is planning permission for a roof terrace as well as access to large communal gardens.  Located close to local schools, transport links and Crouch End Broadway.

Council Tax Band:  D

Tenure:  Leasehold with Share of Freehold

Original length of lease: 999

Date lease commences: from and including 23 May 1959

Service charge:  None

Ground Rent:  Approx: £200 per annum

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/128428523/643892)
- ![Photo](/listings/photos/128428523/643901)
- ![Photo](/listings/photos/128428523/643904)
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- ![Photo](/listings/photos/128428523/643910)
- ![Photo](/listings/photos/128428523/643914)
- ![Photo](/listings/photos/128428523/643916)
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- ![Photo](/listings/photos/128428523/643922)
- ![Photo](/listings/photos/128428523/643924)
- ![Photo](/listings/photos/128428523/643926)

## Floorplans

- ![Floorplan 1](/listings/photos/128428523/643928) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/128428523/643931) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HERMISTON COURT FLAT 3 HERMISTON AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 8NN | £755,000 | 11/02/2023 | 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 |
|---------|-------|------|------|
| 86D HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DN | £420,000 | 16/01/2026 | Flat |
| 20B HAROLD ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 7DE | £680,000 | 08/01/2026 | Flat |
| 85A FLAT 1 TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 9BE | £870,000 | 01/11/2023 | Flat |
| LIGHTFOOT STUDIOS FLAT E LIGHTFOOT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 7JN | £925,000 | 22/09/2023 | Flat |
| NORTH POINT FLAT 13 TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 7HF | £465,000 | 14/07/2023 | Flat |
| 59 FLAT B TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 9BE | £135,000 | 06/04/2023 | Flat |
| 96 BASEMENT HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DN | £580,000 | 28/12/2022 | Flat |
| NORTH POINT FLAT 66 TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 7HF | £385,000 | 12/12/2022 | Flat |
| 31A HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DS | £416,000 | 29/11/2022 | Flat |
| 78 HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DN | £285,000 | 22/09/2022 | Flat |
| 39B HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DS | £780,000 | 09/09/2022 | Flat |
| 66 FLAT 2 ROKESLY AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 8NH | £1,077,000 | 05/09/2022 | Flat |
| 59 FLAT C TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 9BE | £332,500 | 26/08/2022 | Flat |
| 69 FLAT 3 HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DS | £410,000 | 19/08/2022 | Flat |
| MEDICI COURT FLAT 11 HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7BQ | £530,000 | 12/08/2022 | Flat |
| 86C HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DN | £366,000 | 02/08/2022 | Flat |
| MANRAY COURT FLAT 4 HERMISTON AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 8NQ | £321,000 | 29/07/2022 | Flat |
| NORTH POINT FLAT 33 TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 7HF | £380,000 | 10/06/2022 | Flat |
| 33 GROUND FLOOR FLAT HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DS | £522,000 | 26/04/2022 | Flat |
| 68B HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DN | £390,000 | 18/03/2022 | Flat |

**Area average:** £513,475 (20 sales)

## Price vs local average

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

- **Local average:** £519,435 (65 Flat, N8, 2024–2026)
- **Deviation:** +54%

## Rental Range

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

- **Low:** £1,993/mo
- **Realistic:** £2,214/mo
- **Optimistic:** £2,435/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,247/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 |
|------|------|------|------|------|
| 4 Bed Flat, Hornsey, N8 | £2,850/mo | 4 | 0.28 miles | OpenRent |
| 4 Bed Detached House, Uplands Road, N8 | £6,000/mo | 4 | 0.56 miles | OpenRent |

**Average rent: £4,425/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £553,125
- **Target investor price (1%):** £442,500

*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 £4,425/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.1×
- **Monthly cashflow:** £807/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.2%

*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:** £6,061/m²

## Capital growth trend

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

- **5y growth:** 6.2%
- **10y growth:** -8.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.8%
- **5y growth (index):** 3.8%
- **10y growth (index):** 10.4%

## 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

SHARE_OF_FREEHOLD

Floor area

132 m²

Year built

England and Wales: 1930-1949

Last sold

£755,000 Feb 2023

Price per m²

£6,061/m²

Local average

£519,435 (+54%)

Deprivation

Decile 4 (13,105 of 33,755)

Street crime

839 incidents within 1 mile (Apr 2026)

Key features

Split level maisonette
28ft living room
Fully refurbished
Four double bedrooms
Two bathrooms
Large communal gardens
Local schools nearby
Offered chain free

Description

This unique four double bedroom split level apartment has a great balance of its1448 sq ft living space, has use of large communal gardens and close to the Broadway.
This property has been refurbished to a high standard and offers 1448 sq ft of bright and airy accommodation set over two floors. There is planning permission for a roof terrace as well as access to large communal gardens. Located close to local schools, transport links and Crouch End Broadway.

Council Tax Band: D
Tenure: Leasehold with Share of Freehold

Original length of lease: 999
Date lease commences: from and including 23 May 1959
Service charge: None
Ground Rent: Approx: £200 per annum

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

Crouch End

The Lomond Group

Reference: 128428523

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	11/02/2023 (3 years ago)	£755,000	—

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
86D HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DN	£420,000	16/01/2026	Flat
20B HAROLD ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 7DE	£680,000	08/01/2026	Flat
85A FLAT 1 TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 9BE	£870,000	01/11/2023	Flat
LIGHTFOOT STUDIOS FLAT E LIGHTFOOT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 7JN	£925,000	22/09/2023	Flat
NORTH POINT FLAT 13 TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 7HF	£465,000	14/07/2023	Flat
59 FLAT B TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 9BE	£135,000	06/04/2023	Flat
96 BASEMENT HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DN	£580,000	28/12/2022	Flat
NORTH POINT FLAT 66 TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 7HF	£385,000	12/12/2022	Flat
31A HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DS	£416,000	29/11/2022	Flat
78 HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DN	£285,000	22/09/2022	Flat
39B HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DS	£780,000	09/09/2022	Flat
66 FLAT 2 ROKESLY AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 8NH	£1,077,000	05/09/2022	Flat
59 FLAT C TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 9BE	£332,500	26/08/2022	Flat
69 FLAT 3 HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DS	£410,000	19/08/2022	Flat
MEDICI COURT FLAT 11 HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7BQ	£530,000	12/08/2022	Flat
86C HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DN	£366,000	02/08/2022	Flat
MANRAY COURT FLAT 4 HERMISTON AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 8NQ	£321,000	29/07/2022	Flat
NORTH POINT FLAT 33 TOTTENHAM LANE, LONDON, HARINGEY, GREATER LONDON, N8 7HF	£380,000	10/06/2022	Flat
33 GROUND FLOOR FLAT HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DS	£522,000	26/04/2022	Flat
68B HILLFIELD AVENUE, LONDON, HARINGEY, GREATER LONDON, N8 7DN	£390,000	18/03/2022	Flat

Area average: £513,475 (20 sales)

Capital growth trend

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

5y growth 6.2%

10y growth -8.7%

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

1y (index) -1.8%

5y (index) 3.8%

10y (index) 10.4%

Rental Range

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

Low £1,993/mo

Realistic £2,214/mo

Optimistic £2,435/mo

Based on Local Authority from postcode lookup → Haringey.

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 N8 8NN

Address

4 Hermiston Court

Nearby

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

Type	Name	Distance
Bus stop	Tottenham Lane	0.1 miles
Shop	Hart to Hart	0.1 miles
Shop	Silk On The Way	0.1 miles
Bus stop	Hornsey Police Station	0.1 miles
Train station	Hornsey	0.4 miles
Train station	Harringay	0.8 miles
Hospital	North London Hospice Winchmore Hill	3.0 miles
Hospital	Priory Hospital	3.3 miles
University	Central Belsize Square	3.4 miles
University	Paris Dauphine University - London Campus	3.7 miles

Street-level crime

Category	Count
Anti-social behaviour	203
Violence and sexual offences	184
Shoplifting	71
Vehicle crime	67
Other theft	66
Theft from the person	65
Public order	46
Criminal damage and arson	32
Robbery	30
Burglary	28
Drugs	23
Bicycle theft	12
Possession of weapons	7
Other crime	5
Total incidents	839

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
Rokesly Junior School	Primary	0.1 miles	Good — 7 Jul 2015
Rokesly Infant & Nursery School	Primary	0.1 miles	Good — 2 Jul 2015
St Mary's CofE Primary School	Primary	0.2 miles	Good — 21 Dec 2022
Greig City Academy	Secondary	0.2 miles	Good — 12 Jan 2020
Hornsey School for Girls	Secondary	0.3 miles	Good — 11 Mar 2013

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
4 Bed Flat, Hornsey, N8	£2,850/mo	4	0.28 miles	OpenRent
4 Bed Detached House, Uplands Road, N8	£6,000/mo	4	0.56 miles	OpenRent

Average rent: £4,425/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.55%

Max investor price (0.8%) £553,125

Target investor price (1%) £442,500

Gross yield 6.6%

Cost-to-rent ratio 15.1×

Monthly cashflow £807/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.2%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).