# 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:** -0.9%

## 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)