Sold STC Flat

61 EFFINGHAM ROAD

LONDON, GREATER LONDON N8 0AA

3 beds 2 baths Listed 19 Sep 2025 (-315d)

£650,000

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# 3 bedroom apartment for sale (N8 0AA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 61 EFFINGHAM ROAD, LONDON, GREATER LONDON N8 0AA |
| Price | £650,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Last sold | £377,000 Nov 2023 |

## Description

**FULL** **DETAILS** **** Set across the top two floors of a charming Victorian terrace, this beautiful three-bedroom and two-bathroom duplex flat seamlessly blends period character with contemporary design to create a refined and stylish home.

The upper level is the WOW space boasting a bright and spacious open-plan kitchen, dining, and living area, where oversized roof lights and tall windows flood the space with natural light. Perfect for both entertaining, this room opens directly onto a roof terrace an inviting spot to relax and dine.

The lower level provides a principal bedroom offers dual-aspect windows that bathe the room in light, alongside a sleek en-suite bathroom. Two further bedrooms and a family bathroom, completing a well-balanced layout.

Ideally positioned, the property benefits from excellent transport links via Turnpike Lane, Manor House, and Finsbury Park stations (Piccadilly & Victoria lines), as well as Harringay Overground. For leisure, Finsbury Park and the tranquil Woodberry Wetlands are close by, while the vibrant Green Lanes offers an outstanding array of restaurants, independent shops, bars, and cafés.

Leasehold Expiring- 28/09/2171

Service Charge - NA

Service Charge Review Period - NA

Ground Rent - NA

Ground Rent Review Period - NA

Council Tax Band - B

## Property Photos

- ![NDB08639](/listings/photos/167197055/1557502) - NDB08639
- ![NDB08641](/listings/photos/167197055/1557503) - NDB08641
- ![NDB08643](/listings/photos/167197055/1557508) - NDB08643
- ![NDB08646-Edit](/listings/photos/167197055/1557511) - NDB08646-Edit
- ![NDB08640](/listings/photos/167197055/1557512) - NDB08640
- ![NDB08638](/listings/photos/167197055/1557518) - NDB08638
- ![NDB08637](/listings/photos/167197055/1557519) - NDB08637
- ![NDB08627](/listings/photos/167197055/1557521) - NDB08627
- ![NDB08628](/listings/photos/167197055/1557524) - NDB08628
- ![NDB08630](/listings/photos/167197055/1557531) - NDB08630
- ![NDB08631](/listings/photos/167197055/1557534) - NDB08631
- ![NDB08632](/listings/photos/167197055/1557536) - NDB08632
- ![NDB08633-Edit](/listings/photos/167197055/1557540) - NDB08633-Edit
- ![NDB08634-Edit](/listings/photos/167197055/1557546) - NDB08634-Edit
- ![NDB08635-Edit](/listings/photos/167197055/1557548) - NDB08635-Edit
- ![NDB08629-Edit](/listings/photos/167197055/1557554) - NDB08629-Edit
- ![NDB08636](/listings/photos/167197055/1557555) - NDB08636

## Floorplans

- ![Floorplan 1](/listings/photos/167197055/1557560) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/167197055/1557565) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #1512207
- **Address:** 61 Effingham Road, London, N8 0AA
- **Certificate Issued:** 23/02/2004
- **Work Completed:** 23/06/2003
- **Items:** 6 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 61 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £377,000 | 24/11/2023 | Flat |
| 61 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £412,500 | 30/06/2021 | Flat |
| 61 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £379,500 | 12/10/2015 | Flat |
| 61 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £96,500 | 17/03/2000 | 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 |
|---------|-------|------|------|
| 4A HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BL | £430,000 | 05/12/2025 | Flat |
| 80 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AH | £615,250 | 04/12/2025 | Flat |
| 58B ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AT | £725,000 | 31/10/2025 | Flat |
| 95 ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AP | £610,000 | 17/09/2025 | Flat |
| [Same street] 47 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £1,090,000 | 20/11/2024 | Terraced |
| 35 FLAT 2 FALKLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0NS | £430,000 | 08/12/2023 | Flat |
| 129 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AG | £395,000 | 27/09/2023 | Flat |
| [Same street] 31 GROUND FLOOR FLAT EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £330,000 | 22/09/2023 | Flat |
| 61A ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AN | £615,000 | 15/09/2023 | Flat |
| 79 FLAT A FALKLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0NS | £530,000 | 21/07/2023 | Flat |
| 79 FLAT A FALKLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0NS | £530,000 | 21/07/2023 | Flat |
| [Same street] 73 FLAT 3 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £347,000 | 29/06/2023 | Flat |
| 20A LAUSANNE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0HN | £438,000 | 31/03/2023 | Flat |
| [Same street] 73 FLAT 1 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £358,000 | 21/12/2022 | Flat |
| FIRST FLOOR FLAT, 58 FROBISHER ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0QX | £520,000 | 09/12/2022 | Flat |
| [Same street] 73 FLAT 3 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £275,000 | 10/11/2022 | Flat |
| 180 WIGHTMAN ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BT | £594,625 | 28/10/2022 | Flat |
| [Same street] 33 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £1,070,000 | 27/10/2022 | Terraced |
| 27 HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BS | £260,000 | 14/09/2022 | Flat |
| 178D WIGHTMAN ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BT | £285,000 | 04/08/2022 | Flat |
| 95 FLAT B FALKLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0NS | £500,000 | 02/08/2022 | Flat |
| 217A WIGHTMAN ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BA | £525,000 | 15/07/2022 | Flat |
| 219 BASEMENT FLAT WIGHTMAN ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BA | £440,000 | 15/07/2022 | Flat |
| 10 LAUSANNE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0HN | £580,000 | 24/06/2022 | Flat |
| 17 HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BS | £566,500 | 20/06/2022 | Flat |
| 135 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AG | £450,000 | 30/05/2022 | Flat |
| [Same street] 43 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £705,000 | 01/04/2022 | Terraced |
| [Same street] 39 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA | £990,000 | 29/09/2021 | Terraced |

**Street average:** £645,625 (8 sales)
**Area average:** £501,969 (20 sales)

## Price vs local average

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

- **Local average:** £529,969 (73 Flat, N8, 2024–2026)
- **Deviation:** +22.6%

## Rental Range

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

- **Low:** £1,989/mo
- **Realistic:** £2,210/mo
- **Optimistic:** £2,431/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, Frobisher Road, N8 | £2,400/mo | 3 | 0.17 miles | OpenRent |
| 3 Bed Flat, Frobisher Road, N8 | £2,400/mo | 3 | 0.18 miles | OpenRent |

**Average rent: £2,400/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.6×
- **Monthly cashflow:** £-425/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.7%

*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:** 7.3%
- **10y growth:** -1.9%

## 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)

NDB08639 NDB08641 NDB08643 NDB08646-Edit NDB08640 NDB08638 NDB08637 NDB08627 NDB08628 NDB08630 NDB08631 NDB08632 NDB08633-Edit NDB08634-Edit NDB08635-Edit NDB08629-Edit NDB08636

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Property details

Tenure

LEASEHOLD

Last sold

£377,000 Nov 2023

Local average

£529,969 (+22.6%)

Deprivation

Decile 5 (14,194 of 33,755)

Street crime

1139 incidents within 1 mile (May 2026)

Key features

Duplex Top Floor Flat
Roof Terrace
Share of Freehold
Open Plan Kitchen & Reception
Period Conversion
Natural Light Throughout
Chain Free
Hornsey Station 0.4 Miles

Description

FULL DETAILS **** Set across the top two floors of a charming Victorian terrace, this beautiful three-bedroom and two-bathroom duplex flat seamlessly blends period character with contemporary design to create a refined and stylish home.

The upper level is the WOW space boasting a bright and spacious open-plan kitchen, dining, and living area, where oversized roof lights and tall windows flood the space with natural light. Perfect for both entertaining, this room opens directly onto a roof terrace an inviting spot to relax and dine.

The lower level provides a principal bedroom offers dual-aspect windows that bathe the room in light, alongside a sleek en-suite bathroom. Two further bedrooms and a family bathroom, completing a well-balanced layout.

Ideally positioned, the property benefits from excellent transport links via Turnpike Lane, Manor House, and Finsbury Park stations (Piccadilly & Victoria lines), as well as Harringay Overground. For leisure, Finsbury Park and the tranquil Woodberry Wetlands are close by, while the vibrant Green Lanes offers an outstanding array of restaurants, independent shops, bars, and cafés.

Leasehold Expiring- 28/09/2171
Service Charge - NA
Service Charge Review Period - NA
Ground Rent - NA
Ground Rent Review Period - NA
Council Tax Band - B

Listed by

Crouch End

David Astburys Ltd

Reference: 167197055

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #1512207

Property Details

Street: 61 Effingham Road

Town: London

Postcode: N8 0AA

Installation Details

Items: 6 windows

Certificate Issued: 23/02/2004

Work Completed: 23/06/2003

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

291% since 2000

Event	Date	Price	% change
Sold	24/11/2023 (2 years ago)	£377,000	-8.6%
Sold	30/06/2021 (5 years ago)	£412,500	+8.7%
Sold	12/10/2015 (10 years ago)	£379,500	+293.3%
Sold	17/03/2000 (26 years ago)	£96,500	—

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
4A HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BL	£430,000	05/12/2025	Flat
80 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AH	£615,250	04/12/2025	Flat
58B ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AT	£725,000	31/10/2025	Flat
95 ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AP	£610,000	17/09/2025	Flat
Same street 47 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA	£1,090,000	20/11/2024	Terraced
35 FLAT 2 FALKLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0NS	£430,000	08/12/2023	Flat
129 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AG	£395,000	27/09/2023	Flat
Same street 31 GROUND FLOOR FLAT EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA	£330,000	22/09/2023	Flat
61A ALLISON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AN	£615,000	15/09/2023	Flat
79 FLAT A FALKLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0NS	£530,000	21/07/2023	Flat
79 FLAT A FALKLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0NS	£530,000	21/07/2023	Flat
Same street 73 FLAT 3 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA	£347,000	29/06/2023	Flat
20A LAUSANNE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0HN	£438,000	31/03/2023	Flat
Same street 73 FLAT 1 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA	£358,000	21/12/2022	Flat
FIRST FLOOR FLAT, 58 FROBISHER ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0QX	£520,000	09/12/2022	Flat
Same street 73 FLAT 3 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA	£275,000	10/11/2022	Flat
180 WIGHTMAN ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BT	£594,625	28/10/2022	Flat
Same street 33 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA	£1,070,000	27/10/2022	Terraced
27 HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BS	£260,000	14/09/2022	Flat
178D WIGHTMAN ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BT	£285,000	04/08/2022	Flat
95 FLAT B FALKLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0NS	£500,000	02/08/2022	Flat
217A WIGHTMAN ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BA	£525,000	15/07/2022	Flat
219 BASEMENT FLAT WIGHTMAN ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BA	£440,000	15/07/2022	Flat
10 LAUSANNE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0HN	£580,000	24/06/2022	Flat
17 HEWITT ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0BS	£566,500	20/06/2022	Flat
135 BERESFORD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AG	£450,000	30/05/2022	Flat
Same street 43 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA	£705,000	01/04/2022	Terraced
Same street 39 EFFINGHAM ROAD, LONDON, HARINGEY, GREATER LONDON, N8 0AA	£990,000	29/09/2021	Terraced

Street average: £645,625 (8 sales)

Area average: £501,969 (20 sales)

Capital growth trend

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

5y growth 7.3%

10y growth -1.9%

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

1y (index) -0.8%

5y (index) 3.9%

10y (index) 7.5%

Rental Range

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

Low £1,989/mo

Realistic £2,210/mo

Optimistic £2,431/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Huntingdon: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N8 0AA

Nearby

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

Type	Name	Distance
Shop	Medlock Electrical Distributors	0.2 miles
Shop	Lightplan	0.2 miles
Bus stop	Beresford Road	0.2 miles
Train station	Hornsey	0.3 miles
Train station	Turnpike Lane	0.4 miles
Hospital	North London Hospice Winchmore Hill	2.9 miles
Hospital	Priory Hospital	3.3 miles
University	University of Wales Trinity Saint David London	3.6 miles
University	Paris Dauphine University - London Campus	3.6 miles

Street-level crime

Category	Count
Anti-social behaviour	320
Violence and sexual offences	320
Shoplifting	93
Other theft	82
Vehicle crime	63
Theft from the person	59
Public order	53
Robbery	46
Burglary	40
Drugs	32
Other crime	14
Bicycle theft	8
Possession of weapons	7
Criminal damage and arson	2
Total incidents	1139

Within 1 mile during May 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
North Harringay Primary School	Primary	0.1 miles	Good — 13 Feb 2013
South Harringay Infant School	Primary	0.3 miles	Good — 10 Jul 2023
South Harringay Junior School	Primary	0.3 miles	Outstanding — 10 Jul 2023
St John Vianney RC Primary School	Primary	0.4 miles	Outstanding — 19 Mar 2024
Weston Park Primary School	Primary	0.4 miles	Outstanding — 14 Jul 2024

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, Frobisher Road, N8	£2,400/mo	3	0.17 miles	OpenRent
3 Bed Flat, Frobisher Road, N8	£2,400/mo	3	0.18 miles	OpenRent

Average rent: £2,400/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.37%

Max investor price (0.8%) £300,000

Target investor price (1%) £240,000

Gross yield 4.4%

Cost-to-rent ratio 22.6×

Monthly cashflow £-425/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.7%

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).