# 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 |
| Last sold | £435,000 Oct 2022 |

## 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 |
| 76 NORFOLK ROAD, ENFIELD, GREATER LONDON, EN3 4BE | £451,500 | 30/06/2021 | Semi-detached |
| 7 BEECH CLOSE, LONDON, ENFIELD, GREATER LONDON, N9 7NA | £470,000 | 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).*

## 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)