# 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 | | 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) - ![Photo](/listings/photos/132687968/482422) - ![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) - ![Photo](/listings/photos/132687968/482444) - ![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:** 1.8% - **10y growth:** 1% ## 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)