Sold Semi-detached

94 WOODSTOCK CRESCENT

LONDON, GREATER LONDON N9 7NB

2 beds 1 baths 786 sq ft Listed 10 May 2022 (-1495d)

£425,000

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# 2 bedroom semi-detached house for sale (N9 7NB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 94 WOODSTOCK CRESCENT, LONDON, GREATER LONDON N9 7NB |
| Price | £425,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 73 m² |
| Last sold | £435,000 Oct 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 26/05/2032
- **Current heating cost:** £586/year
- **Est. upgrade cost to C:** £24,275

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9300-2722-0202-0025-0402)

## Description

Yopa are Delighted to offer this Amazing Two Double bedroom Semi detached extended house to the market. The property benefits from Open Plan Reception Room, first floor bathroom, off street parking, extended kitchen, private Garage, and is within easy access to transport links and local amenities. Ideal for First Time Buyers/ Investors.

Awaiting EPC Rating

## Property Photos

- ![8482068-exterior04-800](/listings/photos/123207452/370527) - 8482068-exterior04-800
- ![8482068-interior02-800](/listings/photos/123207452/370528) - 8482068-interior02-800
- ![8482068-interior01-800](/listings/photos/123207452/370529) - 8482068-interior01-800
- ![8482068-interior03-800](/listings/photos/123207452/370530) - 8482068-interior03-800
- ![8482068-interior05-800](/listings/photos/123207452/370531) - 8482068-interior05-800
- ![8482068-interior06-800](/listings/photos/123207452/370532) - 8482068-interior06-800
- ![8482068-interior09-800](/listings/photos/123207452/370533) - 8482068-interior09-800
- ![8482068-interior13-800](/listings/photos/123207452/370534) - 8482068-interior13-800
- ![8482068-interior17-800](/listings/photos/123207452/370535) - 8482068-interior17-800
- ![8482068-interior11-800](/listings/photos/123207452/370536) - 8482068-interior11-800
- ![8482068-exterior01-800](/listings/photos/123207452/370537) - 8482068-exterior01-800
- ![8482068-exterior03-800](/listings/photos/123207452/370538) - 8482068-exterior03-800
- ![8482068-exterior06-800](/listings/photos/123207452/370539) - 8482068-exterior06-800

## Floorplans

- ![Floorplan](/listings/photos/123207452/370540) - Floorplan

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #609981
- **Address:** 94 Woodstock Crescent, EDMONTON, N9 7NB
- **Certificate Issued:** 26/08/2003
- **Work Completed:** 31/03/2003
- **Items:** 2 window(s)

### FENSA Certificate #6816498
- **Address:** 94 Woodstock Crescent, LONDON, N9 7NB
- **Certificate Issued:** 14/09/2009
- **Work Completed:** 12/08/2009
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 94 WOODSTOCK CRESCENT, LONDON, ENFIELD, GREATER LONDON, N9 7NB | £435,000 | 27/10/2022 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 219 GALLIARD ROAD, LONDON, ENFIELD, GREATER LONDON, N9 7NP | £420,000 | 24/10/2025 | Semi-detached |
| 41 WOODGRANGE AVENUE, ENFIELD, GREATER LONDON, EN1 1EW | £513,100 | 14/03/2025 | Semi-detached |
| 107 SOUTHFIELD ROAD, ENFIELD, GREATER LONDON, EN3 4BT | £510,000 | 03/07/2023 | Semi-detached |
| [Same street] 90 WOODSTOCK CRESCENT, LONDON, ENFIELD, GREATER LONDON, N9 7NB | £420,000 | 20/05/2022 | Terraced |
| 69 CHESTER GARDENS, ENFIELD, GREATER LONDON, EN3 4BD | £460,000 | 30/11/2021 | Semi-detached |
| 74 MAYFIELD CRESCENT, LONDON, ENFIELD, GREATER LONDON, N9 7NJ | £409,000 | 27/09/2021 | Semi-detached |
| 7 BEECH CLOSE, LONDON, ENFIELD, GREATER LONDON, N9 7NA | £470,000 | 30/06/2021 | Semi-detached |
| 76 NORFOLK ROAD, ENFIELD, GREATER LONDON, EN3 4BE | £451,500 | 30/06/2021 | Semi-detached |

**Street average:** £420,000 (1 sale)
**Area average:** £461,943 (7 sales)

## Price vs local average

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

- **Local average:** £494,364 (11 Semi-detached, N9, 2024–2026)
- **Deviation:** -14%

## Rental Range

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

- **Low:** £1,598/mo
- **Realistic:** £1,775/mo
- **Optimistic:** £1,953/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/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, Derby Road, EN3 | £2,817/mo | 2 | 0.38 miles | OpenRent |
| 2 Bed Flat, Kennedy Avenue, EN3 | £1,950/mo | 2 | 0.46 miles | OpenRent |

**Average rent: £2,384/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £298,000
- **Target investor price (1%):** £238,400

*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 £2,384/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 14.9×
- **Monthly cashflow:** £447/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.4%

*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:** £5,822/m²

## Capital growth trend

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

- **5y growth:** 27.4%
- **10y growth:** 62%

## House Price Index (HM Land Registry)

*Official index for Enfield; Semi-detached series; as of March 2026.*

- **1y growth (index):** 0.2%
- **5y growth (index):** 8.4%
- **10y growth (index):** 23.1%

## 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)

8482068-exterior04-800 8482068-interior02-800 8482068-interior01-800 8482068-interior03-800 8482068-interior05-800 8482068-interior06-800 8482068-interior09-800 8482068-interior13-800 8482068-interior17-800 8482068-interior11-800 8482068-exterior01-800 8482068-exterior03-800 8482068-exterior06-800

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Property details

Tenure

FREEHOLD

Floor area

73 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£435,000 Oct 2022

Price per m²

£5,822/m²

Local average

£494,364 (-14%)

Deprivation

Decile 2 (6,190 of 33,755)

Street crime

535 incidents within 1 mile (Apr 2026)

Key features

Two Bedroom Extended Semi Detached House
Within Walking Distance To Train Station
Upstairs Bathroom
Great Access To Local Amenities
Private Garage
Open Plan Reception Room
Extended Fitted Kitchen
Ideal for First Time buyers/ Investors
Large Rear Garden
Off Street Parking

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

London

Yopa Property Ltd

Reference: 123207452

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 27/05/2022

Expiry date: 26/05/2032

Current heating cost: £586/year

Potential heating cost: £336/year

Est. upgrade cost to C: £24,275

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #609981

Property Details

Street: 94 Woodstock Crescent

Town: EDMONTON

Postcode: N9 7NB

Installation Details

Items: 2 windows

Certificate Issued: 26/08/2003

Work Completed: 31/03/2003

This certificate data was retrieved from FENSA's database

FENSA Certificate #6816498

Property Details

Street: 94 Woodstock Crescent

Town: LONDON

Postcode: N9 7NB

Installation Details

Items: 1 window and 1 door

Certificate Issued: 14/09/2009

Work Completed: 12/08/2009

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

Event	Date	Price	% change
Sold	27/10/2022 (3 years ago)	£435,000	—

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
219 GALLIARD ROAD, LONDON, ENFIELD, GREATER LONDON, N9 7NP	£420,000	24/10/2025	Semi-detached
41 WOODGRANGE AVENUE, ENFIELD, GREATER LONDON, EN1 1EW	£513,100	14/03/2025	Semi-detached
107 SOUTHFIELD ROAD, ENFIELD, GREATER LONDON, EN3 4BT	£510,000	03/07/2023	Semi-detached
Same street 90 WOODSTOCK CRESCENT, LONDON, ENFIELD, GREATER LONDON, N9 7NB	£420,000	20/05/2022	Terraced
69 CHESTER GARDENS, ENFIELD, GREATER LONDON, EN3 4BD	£460,000	30/11/2021	Semi-detached
74 MAYFIELD CRESCENT, LONDON, ENFIELD, GREATER LONDON, N9 7NJ	£409,000	27/09/2021	Semi-detached
7 BEECH CLOSE, LONDON, ENFIELD, GREATER LONDON, N9 7NA	£470,000	30/06/2021	Semi-detached
76 NORFOLK ROAD, ENFIELD, GREATER LONDON, EN3 4BE	£451,500	30/06/2021	Semi-detached

Street average: £420,000 (1 sale)

Area average: £461,943 (7 sales)

Capital growth trend

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

5y growth 27.4%

10y growth 62%

House Price Index (HM Land Registry — official index, not sold-price averages): Enfield. Series: Semi-detached. As of March 2026.

1y (index) 0.2%

5y (index) 8.4%

10y (index) 23.1%

Rental Range

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

Low £1,598/mo

Realistic £1,775/mo

Optimistic £1,953/mo

Based on Local Authority from postcode lookup → Enfield.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N9 7NB

Nearby

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

Type	Name	Distance
Shop	Benchmarx	0.2 miles
Bus stop	Mansfield Close	0.2 miles
Bus stop	Hail & Ride Lincoln Way	0.2 miles
Shop	Big Yellow Self Storage	0.2 miles
Train station	Southbury	0.5 miles
Train station	Bush Hill Park	0.6 miles
Hospital	St Michael's Community Hospital	1.9 miles
Hospital	North London Hospice Winchmore Hill	2.0 miles
University	University of Portsmouth Walthamstow Campus	4.4 miles
University	The American University in London	6.2 miles

Street-level crime

Category	Count
Violence and sexual offences	162
Anti-social behaviour	92
Shoplifting	55
Vehicle crime	52
Other theft	41
Public order	26
Burglary	21
Criminal damage and arson	19
Drugs	19
Robbery	16
Theft from the person	12
Bicycle theft	9
Other crime	6
Possession of weapons	5
Total incidents	535

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
Galliard Primary School	Primary	0.3 miles	Outstanding — 25 Sep 2023
Heron Hall Academy	Secondary	0.4 miles	Good — 24 Jul 2015
Bush Hill Park Primary School	Primary	0.4 miles	Good — 18 Jan 2018
Houndsfield Primary School	Primary	0.5 miles	Good — 19 Jul 2023
St Matthew's CofE Primary School	Primary	0.5 miles	Good — 25 Sep 2023

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, Derby Road, EN3	£2,817/mo	2	0.38 miles	OpenRent
2 Bed Flat, Kennedy Avenue, EN3	£1,950/mo	2	0.46 miles	OpenRent

Average rent: £2,384/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.56%

Max investor price (0.8%) £298,000

Target investor price (1%) £238,400

Gross yield 6.7%

Cost-to-rent ratio 14.9×

Monthly cashflow £447/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.4%

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).