# 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 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 01/11/2032 - **Current heating cost:** £559/year - **Est. upgrade cost to C:** £9,000 ### Recommendations - Q (£4,000 - £14,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2832-3629-9209-0812-1206) ## 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) - ![Photo](/listings/photos/128428523/643906) - ![Photo](/listings/photos/128428523/643910) - ![Photo](/listings/photos/128428523/643914) - ![Photo](/listings/photos/128428523/643916) - ![Photo](/listings/photos/128428523/643918) - ![Photo](/listings/photos/128428523/643920) - ![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:** 6.6% - **10y growth:** -4.6% ## 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)