Sold STC Flat

21A

WINDSOR ROAD, LONDON, GREATER LONDON N13 5PP

3 beds 2 baths 52 m² Listed 29 Aug 2025 (-339d)

£550,000

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# 3 bedroom apartment for sale (N13 5PP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21A, WINDSOR ROAD, LONDON, GREATER LONDON N13 5PP |
| Price | £550,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £445,000 Jan 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 19/05/2034
- **Est. upgrade cost to C:** £10,000

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2290-0350-2124-3885)

## Description

Offered for sale with a share of freehold, this superb home provides 1,168 sq. ft. (108.6 sq. m) of well-appointed accommodation set across the first and second floors.

The first floor features a long landing leading to an impressive 16'10 reception room with a high corniced ceiling, sash windows, and a cosy gas fireplace. This elegant space is ideal for relaxing, dining, and entertaining. The generously sized eat-in kitchen is fitted with a contemporary range of wall and base units, complemented by solid wood worktops. Also on this level are two bedrooms - one double, plus a modern fitted bathroom. A wide staircase leads up to a spacious principal bedroom, enhanced by bespoke fitted storage and a luxury en-suite shower room with underfloor heating.

Externally, the property enjoys a delightful private south-facing garden, accessed via a footpath and side gate - an inviting retreat, particularly in the warmer months.

We highly recommend a viewing to fully appreciate the space, character, and quality this wonderful home has to offer.

## Property Photos

- ![Picture No. 02](/listings/photos/166369754/1505254) - Picture No. 02
- ![Picture No. 21](/listings/photos/166369754/1505256) - Picture No. 21
- ![Picture No. 18](/listings/photos/166369754/1505257) - Picture No. 18
- ![Picture No. 05](/listings/photos/166369754/1505259) - Picture No. 05
- ![Picture No. 06](/listings/photos/166369754/1505260) - Picture No. 06
- ![Picture No. 07](/listings/photos/166369754/1505261) - Picture No. 07
- ![Picture No. 04](/listings/photos/166369754/1505262) - Picture No. 04
- ![Picture No. 12](/listings/photos/166369754/1505263) - Picture No. 12
- ![Picture No. 13](/listings/photos/166369754/1505265) - Picture No. 13
- ![Picture No. 09](/listings/photos/166369754/1505266) - Picture No. 09
- ![Picture No. 10](/listings/photos/166369754/1505267) - Picture No. 10
- ![Picture No. 11](/listings/photos/166369754/1505268) - Picture No. 11
- ![Picture No. 14](/listings/photos/166369754/1505269) - Picture No. 14
- ![Picture No. 08](/listings/photos/166369754/1505270) - Picture No. 08
- ![Picture No. 15](/listings/photos/166369754/1505271) - Picture No. 15
- ![Picture No. 16](/listings/photos/166369754/1505272) - Picture No. 16
- ![Picture No. 17](/listings/photos/166369754/1505273) - Picture No. 17
- ![Picture No. 20](/listings/photos/166369754/1505274) - Picture No. 20
- ![Picture No. 19](/listings/photos/166369754/1505275) - Picture No. 19

## Floorplans

- ![Floorplan](/listings/photos/166369754/1505276) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/166369754/1505277) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #17034002
- **Address:** 21a Windsor Road, LONDON, N13 5PP
- **Certificate Issued:** 02/11/2025
- **Work Completed:** 03/10/2025
- **Items:** 3 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21A WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP | £445,000 | 15/01/2025 | Flat |
| 21A WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP | £431,000 | 18/11/2016 | 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 |
|---------|-------|------|------|
| [Same street] 27 FIRST FLOOR FLAT WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP | £545,000 | 09/12/2025 | Flat |
| ASHBOURNE LODGE, 18A FLAT 2 HAZELWOOD LANE, LONDON, ENFIELD, GREATER LONDON, N13 5EP | £412,000 | 10/11/2025 | Flat |
| 3A LIGHTCLIFFE ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5HD | £360,000 | 07/11/2025 | Flat |
| [Same street] 57A WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP | £300,000 | 26/09/2025 | Flat |
| [Same street] 59 WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP | £408,000 | 28/03/2025 | Flat |
| 28 PELLIPAR CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 4AG | £335,000 | 10/02/2025 | Flat |
| 60A PARK AVENUE, PALMERS GREEN, LONDON, ENFIELD, GREATER LONDON, N13 5PF | £493,500 | 11/12/2023 | Flat |
| 62 LIGHTCLIFFE ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PW | £400,000 | 24/11/2023 | Flat |
| 114 NEW RIVER CRESCENT, LONDON, ENFIELD, GREATER LONDON, N13 5RJ | £260,000 | 24/10/2023 | Flat |
| 136 NEW RIVER CRESCENT, LONDON, ENFIELD, GREATER LONDON, N13 5RJ | £440,000 | 13/10/2023 | Flat |
| 48 PELLIPAR CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 4AG | £300,000 | 12/10/2023 | Flat |
| 60 PARK AVENUE, PALMERS GREEN, LONDON, ENFIELD, GREATER LONDON, N13 5PF | £550,000 | 29/09/2023 | Flat |
| ASHBOURNE LODGE, 18A FLAT 5 HAZELWOOD LANE, LONDON, ENFIELD, GREATER LONDON, N13 5EP | £342,500 | 16/06/2023 | Flat |
| [Same street] 11 WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP | £930,000 | 27/01/2023 | Semi-detached |
| 84 NEW RIVER CRESCENT, LONDON, ENFIELD, GREATER LONDON, N13 5RJ | £400,000 | 08/12/2022 | Flat |
| 70 OSBORNE ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PU | £357,000 | 28/11/2022 | Flat |
| 27A LIGHTCLIFFE ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5HD | £385,000 | 28/10/2022 | Flat |
| 22B PARK AVENUE, PALMERS GREEN, LONDON, ENFIELD, GREATER LONDON, N13 5PF | £415,000 | 07/10/2022 | Flat |
| 63A PARK AVENUE, PALMERS GREEN, LONDON, ENFIELD, GREATER LONDON, N13 5PH | £365,000 | 23/09/2022 | Flat |
| 36 PELLIPAR CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 4AG | £325,000 | 01/09/2022 | Flat |
| 85 PARK AVENUE, PALMERS GREEN, LONDON, ENFIELD, GREATER LONDON, N13 5PH | £370,000 | 19/08/2022 | Flat |
| 130A NEW RIVER CRESCENT, LONDON, ENFIELD, GREATER LONDON, N13 5RJ | £400,000 | 29/07/2022 | Flat |
| [Same street] 19 WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP | £410,000 | 22/07/2022 | Flat |
| 4 PELLIPAR CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 4AG | £335,000 | 24/06/2022 | Flat |
| 2A OSBORNE ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PS | £239,000 | 08/04/2022 | Flat |
| [Same street] 17 WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP | £882,500 | 04/03/2022 | Semi-detached |

**Street average:** £579,250 (6 sales)
**Area average:** £374,200 (20 sales)

## Price vs local average

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

- **Local average:** £368,255 (34 Flat, N13, 2024–2026)
- **Deviation:** +49.4%

## Rental Range

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

- **Low:** £1,623/mo
- **Realistic:** £1,803/mo
- **Optimistic:** £1,983/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £808/mo

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £225,375
- **Target investor price (1%):** £180,300

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £10,577/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:** -26.2%

## House Price Index (HM Land Registry)

*Official index for Enfield; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -3.6%
- **5y growth (index):** -2.5%
- **10y growth (index):** 4.1%

## 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)

Picture No. 02 Picture No. 21 Picture No. 18 Picture No. 05 Picture No. 06 Picture No. 07 Picture No. 04 Picture No. 12 Picture No. 13 Picture No. 09 Picture No. 10 Picture No. 11 Picture No. 14 Picture No. 08 Picture No. 15 Picture No. 16 Picture No. 17 Picture No. 20 Picture No. 19

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Property details

Tenure

SHARE_OF_FREEHOLD (976 years remaining on lease)

Floor area

52 m²

Council tax band

EPC rating

Last sold

£445,000 Jan 2025

Price per m²

£10,577/m²

Local average

£368,255 (+49.4%)

Deprivation

Decile 5 (15,423 of 33,755)

Street crime

360 incidents within 1 mile (Jun 2026)

Key features

Spacious Split-Level Flat
Sought-After Location
Close to Shops and Easy Reach of Palmers Green Overground (to Moorgate)
Three-Bedrooms
Lovely South-Facing Garden
Share of Freehold
Impressive 16'10 Wide Reception Room
Eat-in Kitchen
Offered Chain-Free
En-Suite with Under Floor Heating

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas
Garden: Yes

Description

A spacious and beautifully presented split-level period conversion being sold with no onward chain, located in the heart of Palmers Green, within easy reach of the overground station and a variety of local shops and amenities.

Offered for sale with a share of freehold, this superb home provides 1,168 sq. ft. (108.6 sq. m) of well-appointed accommodation set across the first and second floors.
The first floor features a long landing leading to an impressive 16'10 reception room with a high corniced ceiling, sash windows, and a cosy gas fireplace. This elegant space is ideal for relaxing, dining, and entertaining. The generously sized eat-in kitchen is fitted with a contemporary range of wall and base units, complemented by solid wood worktops. Also on this level are two bedrooms - one double, plus a modern fitted bathroom. A wide staircase leads up to a spacious principal bedroom, enhanced by bespoke fitted storage and a luxury en-suite shower room with underfloor heating.

Externally, the property enjoys a delightful private south-facing garden, accessed via a footpath and side gate - an inviting retreat, particularly in the warmer months.

We highly recommend a viewing to fully appreciate the space, character, and quality this wonderful home has to offer.

Listed by

Palmers Green

Winkworth

Reference: 166369754

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 20/05/2024

Expiry date: 19/05/2034

Est. upgrade cost to C: £10,000

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

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

FENSA Certificate #17034002 Recent

Property Details

Street: 21a Windsor Road

Town: LONDON

Postcode: N13 5PP

Installation Details

Items: 3 windows

Certificate Issued: 02/11/2025

Work Completed: 03/10/2025

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

3% since 2016

Event	Date	Price	% change
Sold	15/01/2025 (1 year ago)	£445,000	+3.2%
Sold	18/11/2016 (9 years ago)	£431,000	—

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
Same street 27 FIRST FLOOR FLAT WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP	£545,000	09/12/2025	Flat
ASHBOURNE LODGE, 18A FLAT 2 HAZELWOOD LANE, LONDON, ENFIELD, GREATER LONDON, N13 5EP	£412,000	10/11/2025	Flat
3A LIGHTCLIFFE ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5HD	£360,000	07/11/2025	Flat
Same street 57A WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP	£300,000	26/09/2025	Flat
Same street 59 WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP	£408,000	28/03/2025	Flat
28 PELLIPAR CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 4AG	£335,000	10/02/2025	Flat
60A PARK AVENUE, PALMERS GREEN, LONDON, ENFIELD, GREATER LONDON, N13 5PF	£493,500	11/12/2023	Flat
62 LIGHTCLIFFE ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PW	£400,000	24/11/2023	Flat
114 NEW RIVER CRESCENT, LONDON, ENFIELD, GREATER LONDON, N13 5RJ	£260,000	24/10/2023	Flat
136 NEW RIVER CRESCENT, LONDON, ENFIELD, GREATER LONDON, N13 5RJ	£440,000	13/10/2023	Flat
48 PELLIPAR CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 4AG	£300,000	12/10/2023	Flat
60 PARK AVENUE, PALMERS GREEN, LONDON, ENFIELD, GREATER LONDON, N13 5PF	£550,000	29/09/2023	Flat
ASHBOURNE LODGE, 18A FLAT 5 HAZELWOOD LANE, LONDON, ENFIELD, GREATER LONDON, N13 5EP	£342,500	16/06/2023	Flat
Same street 11 WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP	£930,000	27/01/2023	Semi-detached
84 NEW RIVER CRESCENT, LONDON, ENFIELD, GREATER LONDON, N13 5RJ	£400,000	08/12/2022	Flat
70 OSBORNE ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PU	£357,000	28/11/2022	Flat
27A LIGHTCLIFFE ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5HD	£385,000	28/10/2022	Flat
22B PARK AVENUE, PALMERS GREEN, LONDON, ENFIELD, GREATER LONDON, N13 5PF	£415,000	07/10/2022	Flat
63A PARK AVENUE, PALMERS GREEN, LONDON, ENFIELD, GREATER LONDON, N13 5PH	£365,000	23/09/2022	Flat
36 PELLIPAR CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 4AG	£325,000	01/09/2022	Flat
85 PARK AVENUE, PALMERS GREEN, LONDON, ENFIELD, GREATER LONDON, N13 5PH	£370,000	19/08/2022	Flat
130A NEW RIVER CRESCENT, LONDON, ENFIELD, GREATER LONDON, N13 5RJ	£400,000	29/07/2022	Flat
Same street 19 WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP	£410,000	22/07/2022	Flat
4 PELLIPAR CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 4AG	£335,000	24/06/2022	Flat
2A OSBORNE ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PS	£239,000	08/04/2022	Flat
Same street 17 WINDSOR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5PP	£882,500	04/03/2022	Semi-detached

Street average: £579,250 (6 sales)

Area average: £374,200 (20 sales)

Capital growth trend

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

5y growth 6.6%

10y growth -26.2%

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

1y (index) -3.6%

5y (index) -2.5%

10y (index) 4.1%

Rental Range

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

Low £1,623/mo

Realistic £1,803/mo

Optimistic £1,983/mo

Based on Local Authority from postcode lookup → Enfield.

LHA (30th percentile) floor for Peterborough: £808/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N13 5PP

Nearby

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

Type	Name	Distance
Shop	Diamond Nails	0.1 miles
Shop	Lugi's Barbers	0.1 miles
Bus stop	Fox Lane	0.1 miles
Bus stop	Bourne Hill	0.1 miles
Train station	Palmers Green	0.3 miles
Hospital	North London Hospice Winchmore Hill	0.6 miles
Train station	Winchmore Hill	0.9 miles
Hospital	Priory Hospital	1.0 miles
University	Central Belsize Square	5.9 miles
University	University of Wales Trinity Saint David London	6.1 miles

Street-level crime

Category	Count
Violence and sexual offences	109
Anti-social behaviour	88
Vehicle crime	60
Other theft	31
Public order	17
Shoplifting	14
Burglary	12
Theft from the person	11
Drugs	10
Robbery	6
Criminal damage and arson	1
Other crime	1
Total incidents	360

Within 1 mile during Jun 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
Hazelwood Junior School	Primary	0.3 miles	Good — 11 Sep 2014
Hazelwood Infant School	Primary	0.3 miles	Good — 12 Sep 2014
Palmers Green High School	Other	0.3 miles	— (No rating)
St Anne's Catholic High School for Girls	Secondary	0.4 miles	Outstanding — 20 Jan 2017
Winchmore School	Secondary	0.7 miles	Good — 24 Oct 2013

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.33%

Max investor price (0.8%) £225,375

Target investor price (1%) £180,300

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).