Sold STC Flat

6B

NORTHBROOK ROAD, LONDON, GREATER LONDON N22 8YQ

2 beds 1 baths 958 sq ft Listed 17 Mar 2023 (-1186d)

£475,000

Offers in Excess of

Reduced on 7 Jul 2023

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# 2 bedroom flat for sale (N22 8YQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 6B, NORTHBROOK ROAD, LONDON, GREATER LONDON N22 8YQ |
| Price | £475,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 89 m² |
| Last sold | £450,000 Nov 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 30/08/2031
- **Current heating cost:** £597/year
- **Est. upgrade cost to C:** £11,325

### Recommendations
- A (£100 - £350)
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4039-5328-2000-0119-9272)

## Description

This remarkable property offers a fantastic chance to acquire a spacious and newly refurbished first and second floor period conversion, featuring two double bedrooms. Recently renovated with a new kitchen, bathroom, and flooring throughout, this residence is a symbol of modern elegance. The added benefit of a 125-year lease and a private paved garden enhances its appeal. Nestled in a sought-after side street of Bowes Park, it enjoys close proximity to the railway station and Bounds Green tube, making it a highly desirable choice.

## Property Photos

- ![Photo](/listings/photos/132687968/482407)
- ![Photo](/listings/photos/132687968/482412)
- ![Photo](/listings/photos/132687968/482417)
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- ![Photo](/listings/photos/132687968/482427)
- ![Photo](/listings/photos/132687968/482429)
- ![Photo](/listings/photos/132687968/482434)
- ![Photo](/listings/photos/132687968/482437)
- ![Photo](/listings/photos/132687968/482441)
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- ![Photo](/listings/photos/132687968/482447)
- ![Photo](/listings/photos/132687968/482450)
- ![Photo](/listings/photos/132687968/482452)

## Floorplans

- ![Floorplan 1](/listings/photos/132687968/482455) - Floorplan 1
- ![Floorplan 2](/listings/photos/132687968/482457) - Floorplan 2

## EPC Graphs

- ![EPC 1](/listings/photos/132687968/482459) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 6B NORTHBROOK ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YQ | £450,000 | 10/11/2023 | 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 |
|---------|-------|------|------|
| 116A MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NN | £485,000 | 15/01/2026 | Flat |
| RAVEN COURT, 129 FLAT 2 MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NL | £230,000 | 04/09/2025 | Flat |
| 77A WHITTINGTON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YR | £425,000 | 12/07/2023 | Flat |
| [Same street] 11 NORTHBROOK ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YQ | £640,000 | 16/06/2023 | Semi-detached |
| 5 FLAT 1 THOROLD ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YE | £561,500 | 02/05/2023 | Flat |
| 136A - 136B MYDDLETON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NQ | £182,500 | 14/04/2023 | Flat |
| 88B MYDDLETON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NQ | £305,000 | 16/12/2022 | Flat |
| 112D MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NN | £520,000 | 16/12/2022 | Flat |
| FERNWOOD FLAT 4 CLARENCE ROAD, WOOD GREEN, LONDON, HARINGEY, GREATER LONDON, N22 8QE | £320,000 | 05/12/2022 | Flat |
| 109 MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NL | £400,000 | 30/11/2022 | Flat |
| 70A MARLBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NN | £585,000 | 10/10/2022 | Flat |
| 58A MARLBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NN | £465,000 | 03/10/2022 | Flat |
| 3A MANOR ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YJ | £540,000 | 31/08/2022 | Flat |
| PALM COURT FLAT 4 PALMERSTON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8QL | £275,000 | 30/08/2022 | Flat |
| [Same street] 18 NORTHBROOK ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YQ | £580,000 | 05/08/2022 | Flat |
| 61B MYDDLETON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8LZ | £430,000 | 26/04/2022 | Flat |
| 112B MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NN | £484,000 | 14/04/2022 | Flat |
| 1 FLAT 2 MANOR ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YJ | £470,000 | 08/04/2022 | Flat |
| [Same street] 10 NORTHBROOK ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YQ | £715,000 | 04/04/2022 | Terraced |
| 48 WHITTINGTON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YF | £429,995 | 25/03/2022 | Flat |
| 90A MARLBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NN | £475,754 | 18/01/2022 | Flat |
| 101 MYDDLETON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NE | £372,500 | 11/01/2022 | Flat |
| 120A MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NN | £485,000 | 03/12/2021 | Flat |

**Street average:** £645,000 (3 sales)
**Area average:** £422,062 (20 sales)

## Price vs local average

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

- **Local average:** £396,504 (37 Flat, N22, 2024–2026)
- **Deviation:** +19.8%

## 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 Outer North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,396/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 |
|------|------|------|------|------|
| 2 Bed Flat, Milton Court, N22 | £1,850/mo | 2 | 0.26 miles | OpenRent |

**Average rent: £1,850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.4×
- **Monthly cashflow:** £-231/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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:** £5,337/m²

## Capital growth trend

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

- **5y growth:** 2.4%
- **10y growth:** 3.4%

## 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

LEASEHOLD (125 years remaining on lease)

Floor area

89 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£450,000 Nov 2023

Price per m²

£5,337/m²

Local average

£396,504 (+19.8%)

Deprivation

Decile 3 (9,801 of 33,755)

Street crime

725 incidents within 1 mile (Apr 2026)

Additional details

Garden: Yes

Description

Listed by

London

Wilkinson Byrne

Reference: 132687968

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 31/08/2021

Expiry date: 30/08/2031

Current heating cost: £597/year

Potential heating cost: £363/year

Est. upgrade cost to C: £11,325

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 2

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	10/11/2023 (2 years ago)	£450,000	—

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
116A MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NN	£485,000	15/01/2026	Flat
RAVEN COURT, 129 FLAT 2 MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NL	£230,000	04/09/2025	Flat
77A WHITTINGTON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YR	£425,000	12/07/2023	Flat
Same street 11 NORTHBROOK ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YQ	£640,000	16/06/2023	Semi-detached
5 FLAT 1 THOROLD ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YE	£561,500	02/05/2023	Flat
136A - 136B MYDDLETON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NQ	£182,500	14/04/2023	Flat
88B MYDDLETON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NQ	£305,000	16/12/2022	Flat
112D MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NN	£520,000	16/12/2022	Flat
FERNWOOD FLAT 4 CLARENCE ROAD, WOOD GREEN, LONDON, HARINGEY, GREATER LONDON, N22 8QE	£320,000	05/12/2022	Flat
109 MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NL	£400,000	30/11/2022	Flat
70A MARLBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NN	£585,000	10/10/2022	Flat
58A MARLBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NN	£465,000	03/10/2022	Flat
3A MANOR ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YJ	£540,000	31/08/2022	Flat
PALM COURT FLAT 4 PALMERSTON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8QL	£275,000	30/08/2022	Flat
Same street 18 NORTHBROOK ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YQ	£580,000	05/08/2022	Flat
61B MYDDLETON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8LZ	£430,000	26/04/2022	Flat
112B MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NN	£484,000	14/04/2022	Flat
1 FLAT 2 MANOR ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YJ	£470,000	08/04/2022	Flat
Same street 10 NORTHBROOK ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YQ	£715,000	04/04/2022	Terraced
48 WHITTINGTON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8YF	£429,995	25/03/2022	Flat
90A MARLBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NN	£475,754	18/01/2022	Flat
101 MYDDLETON ROAD, LONDON, HARINGEY, GREATER LONDON, N22 8NE	£372,500	11/01/2022	Flat
120A MARLBOROUGH ROAD, LONDON, ENFIELD, GREATER LONDON, N22 8NN	£485,000	03/12/2021	Flat

Street average: £645,000 (3 sales)

Area average: £422,062 (20 sales)

Capital growth trend

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

5y growth 2.4%

10y growth 3.4%

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 Outer North London: £1,396/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N22 8YQ

Nearby

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

Type	Name	Distance
Shop	Beauty Atelier	0.0 miles
Shop	Unknown	0.0 miles
Train station	Bowes Park	0.1 miles
Bus stop	Palace Road	0.2 miles
Train station	Bounds Green	0.3 miles
Hospital	North London Hospice Winchmore Hill	1.7 miles
Hospital	Priory Hospital	1.7 miles
University	University of Portsmouth Walthamstow Campus	4.6 miles
University	Central Belsize Square	4.7 miles

Street-level crime

Category	Count
Violence and sexual offences	168
Anti-social behaviour	141
Shoplifting	93
Vehicle crime	59
Public order	54
Other theft	45
Theft from the person	40
Criminal damage and arson	32
Drugs	30
Robbery	27
Burglary	21
Other crime	7
Bicycle theft	5
Possession of weapons	3
Total incidents	725

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
Bounds Green Junior School	Primary	0.3 miles	Good — 12 Feb 2013
Bounds Green Infant School	Primary	0.3 miles	Outstanding — 15 Sep 2024
Haringey Learning Partnership	Other	0.4 miles	Good — 10 Dec 2014
St Thomas More Catholic School	Secondary	0.4 miles	Outstanding — 2 Jul 2024
Greek Secondary School of London	Other	0.4 miles	Inadequate — 29 Feb 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
2 Bed Flat, Milton Court, N22	£1,850/mo	2	0.26 miles	OpenRent

Average rent: £1,850/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 4.7%

Cost-to-rent ratio 21.4×

Monthly cashflow £-231/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -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).