# 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 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. ## 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)