Sold STC Semi-detached

32 AVENUE ROAD

LONDON, HIGHGATE, GREATER LONDON N6 5DW

5 beds 4 baths 4,144 sq ft Listed 13 Nov 2020 (-2019d)

£3,750,000

Guide Price

Save

# 5 bedroom semi-detached house for sale (N6 5DW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 AVENUE ROAD, LONDON, HIGHGATE, GREATER LONDON N6 5DW |
| Price | £3,750,000 |
| Bedrooms | 5 |
| Bathrooms | 4 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 385 m² |
| Last sold | £3,500,000 May 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Current heating cost:** £2,961/year
- **Est. upgrade cost to C:** £13,775

### Recommendations
- Q (£4,000 - £14,000)
- E (£275)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0390-2692-0070-2699-6101)

## Description

A handsome semi-detached Edwardian House with wonderful proportions and a fabulous rear garden.

**Description**

Set well back from the road, this stunning period family home offers fabulous proportions, most notably featuring glorious bright reception rooms, large kitchen/diner and an impressive principal bedroom suite. There are five further bedrooms, significant amenity space and a glorious private rear garden. The property is beautifully presented throughout and ready for immediate occupation.

**Location**

Avenue Road is a popular residential street. This leafy location sits between Highgate and Crouch End where there are a superb array of independent boutiques, retailers, restaurants and bars. Transport connections can be found close by at Highgate (Northern Line) with services to the City & West End.

Square Footage: 3,909 sq ft

## Property Photos

- ![Rear Exterior](/listings/photos/99907769/204521) - Rear Exterior
- ![Double Volume Recept](/listings/photos/99907769/204522) - Double Volume Recept
- ![Dining Room](/listings/photos/99907769/204523) - Dining Room
- ![Kitchen](/listings/photos/99907769/204524) - Kitchen
- ![Bedroom](/listings/photos/99907769/204525) - Bedroom
- ![Hall](/listings/photos/99907769/204526) - Hall
- ![Bathroom](/listings/photos/99907769/204527) - Bathroom
- ![Wet Room](/listings/photos/99907769/204528) - Wet Room
- ![Patio](/listings/photos/99907769/204529) - Patio
- ![Garden](/listings/photos/99907769/204530) - Garden
- ![Gym](/listings/photos/99907769/204531) - Gym

## Floorplans

- ![Floorplan](/listings/photos/99907769/204532) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £3,500,000 | 07/05/2021 | Semi-detached |
| 32 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £2,400,000 | 11/03/2011 | Semi-detached |

## 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] 26 LOWER AND GROUND FLOOR FLAT AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £939,000 | 25/10/2024 | Flat |
| [Same street] 36 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £500,000 | 27/07/2023 | Flat |
| [Same street] 38 FLAT 2 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £335,000 | 18/04/2023 | Flat |
| [Same street] 38 FLAT 5 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £335,000 | 18/04/2023 | Flat |
| [Same street] 38 FLAT 8 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £320,000 | 18/04/2023 | Flat |
| [Same street] 38 FLAT 7 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £320,000 | 18/04/2023 | Flat |
| [Same street] 24B AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £466,900 | 12/01/2023 | Flat |
| [Same street] 34 GROUND AND LOWER GROUND FLOOR MAISONETTE AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £1,640,000 | 28/10/2022 | Flat |
| [Same street] 22 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £1,237,000 | 26/08/2022 | Flat |
| [Same street] 6 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £12,000,000 | 01/07/2022 | Other |
| NORTH HOUSE, 23A COOLHURST ROAD, LONDON, HARINGEY, GREATER LONDON, N8 8EP | £2,000,000 | 18/01/2022 | Semi-detached |

**Street average:** £1,809,290 (10 sales)
**Area average:** £2,000,000 (1 sale)

## Price vs local average

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

- **Local average:** £2,222,750 (4 Semi-detached, N6, 2024–2026)
- **Deviation:** +68.7%

## 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 Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.06% (weak for cashflow)
- **Max investor price (0.8%):** £276,750
- **Target investor price (1%):** £221,400

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £9,740/m²

## Capital growth trend

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

- **5y growth:** 8%

## House Price Index (HM Land Registry)

*Official index for Haringey; Semi-detached series; as of February 2026.*

- **1y growth (index):** 4.3%
- **5y growth (index):** 13.3%
- **10y growth (index):** 26.8%

## 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)

Rear Exterior Double Volume Recept Dining Room Kitchen Bedroom Hall Bathroom Wet Room Patio Garden Gym

/ 11

Property details

Tenure

FREEHOLD

Floor area

385 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£3,500,000 May 2021

Price per m²

£9,740/m²

Local average

£2,222,750 (+68.7%)

Deprivation

Decile 9 (28,833 of 33,755)

Street crime

817 incidents within 1 mile (Mar 2026)

Key features

Handsome Edwardian House
Spacious principal rooms
Beautifully designed and finished interiors
Fabulous rear garden
Well arranged in order to work from home
EPC Rating = D

Additional details

Garden: Yes

Description

A handsome semi-detached Edwardian House with wonderful proportions and a fabulous rear garden.

Description

Set well back from the road, this stunning period family home offers fabulous proportions, most notably featuring glorious bright reception rooms, large kitchen/diner and an impressive principal bedroom suite. There are five further bedrooms, significant amenity space and a glorious private rear garden. The property is beautifully presented throughout and ready for immediate occupation.

Location

Avenue Road is a popular residential street. This leafy location sits between Highgate and Crouch End where there are a superb array of independent boutiques, retailers, restaurants and bars. Transport connections can be found close by at Highgate (Northern Line) with services to the City & West End.

Square Footage: 3,909 sq ft

Listed by

Hampstead

Savills

Reference: 99907769

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: D

Inspection date: 12/03/2021

Current heating cost: £2,961/year

Potential heating cost: £2,348/year

Est. upgrade cost to C: £13,775

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)
Low energy lighting for all fixed outlets (£275)
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

Price history

46% since 2011

Event	Date	Price	% change
Sold	07/05/2021 (5 years ago)	£3,500,000	+45.8%
Sold	11/03/2011 (15 years ago)	£2,400,000	—

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 26 LOWER AND GROUND FLOOR FLAT AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW	£939,000	25/10/2024	Flat
Same street 36 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW	£500,000	27/07/2023	Flat
Same street 38 FLAT 2 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW	£335,000	18/04/2023	Flat
Same street 38 FLAT 5 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW	£335,000	18/04/2023	Flat
Same street 38 FLAT 8 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW	£320,000	18/04/2023	Flat
Same street 38 FLAT 7 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW	£320,000	18/04/2023	Flat
Same street 24B AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW	£466,900	12/01/2023	Flat
Same street 34 GROUND AND LOWER GROUND FLOOR MAISONETTE AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW	£1,640,000	28/10/2022	Flat
Same street 22 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW	£1,237,000	26/08/2022	Flat
Same street 6 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW	£12,000,000	01/07/2022	Other
NORTH HOUSE, 23A COOLHURST ROAD, LONDON, HARINGEY, GREATER LONDON, N8 8EP	£2,000,000	18/01/2022	Semi-detached

Street average: £1,809,290 (10 sales)

Area average: £2,000,000 (1 sale)

Capital growth trend

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

5y growth 8%

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

1y (index) 4.3%

5y (index) 13.3%

10y (index) 26.8%

Rental Range

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

Low £1,993/mo

Realistic £2,214/mo

Optimistic £2,435/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Huntingdon: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N6 5DW

Nearby

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

Type	Name	Distance
Bus stop	Hornsey Lane	0.2 miles
Shop	Londis	0.2 miles
Shop	Rewild	0.3 miles
Train station	Highgate	0.6 miles
Train station	Crouch Hill	0.7 miles
University	Central Belsize Square	2.6 miles
University	Paris Dauphine University - London Campus	3.2 miles
Hospital	Moorfields at Hoxton	3.3 miles
Hospital	Proton International @ UCLH	3.6 miles

Street-level crime

Category	Count
Anti-social behaviour	215
Violence and sexual offences	215
Vehicle crime	64
Public order	57
Shoplifting	56
Other theft	49
Burglary	40
Criminal damage and arson	34
Theft from the person	28
Robbery	25
Drugs	14
Bicycle theft	9
Possession of weapons	8
Other crime	3
Total incidents	817

Within 1 mile during Mar 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
Coleridge Primary School	Primary	0.2 miles	Outstanding — 20 Apr 2015
Whitehall Park School	Primary	0.3 miles	Good — 24 May 2017
Ashmount Primary School	Primary	0.3 miles	Good — 9 Jul 2023
Margaret McMillan Nursery School	Nursery	0.3 miles	Good — 4 Mar 2013
Kestrel House School	Other	0.4 miles	Outstanding — 25 May 2023

Rental Comparables

Rental listings exist nearby, but none matched the 5-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.06%

Max investor price (0.8%) £276,750

Target investor price (1%) £221,400

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).