Let Flat

55 WINDSOR ROAD

LONDON, LONDON, GREATER LONDON N13 5PP

1 beds 1 baths 54 m² Listed 17 May 2016 (-3728d)

£1,000 pcm

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# 1 bedroom flat for rent (N13 5PP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 55 WINDSOR ROAD, LONDON, LONDON, GREATER LONDON N13 5PP |
| Price | £1,000 pcm |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £287,000 Mar 2008 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 05/03/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £820/year
- **Est. upgrade cost to C:** £17,225

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- D (£80 - £120)
- G (£350 - £450)
- I (£2,200 - £3,000)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8425-7827-3070-9396-1906)

## Description

ENTRANCE: Via hardwood door.

HALL:  Stairs to first floor.  Carpet.  Doors to all rooms.

RECEPTION: Large reception.  Laminate wooden flooring.  Radiator.  Window to front aspect.

BEDROOM: Large double bedroom.  Laminate flooring.  Radiator.  Double glazed window to rear aspect.

KITCHEN:  Tiled flooring.  Fully fitted kitchen including white goods.  Oven and extractor fan.  A great deal of storage.  Gas central heating.  Window to front aspect.

BATHROOM: Tiled flooring.  Standard three piece bathroom suite with cubicle shower.  Window to rear aspect

## Property Photos

- ![Photo](/listings/photos/59485880/1505454)
- ![Photo](/listings/photos/59485880/1505455)
- ![Photo](/listings/photos/59485880/1505456)
- ![Photo](/listings/photos/59485880/1505457)
- ![Photo](/listings/photos/59485880/1505458)

## 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):** £573/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 |
|------|------|------|------|------|
| 1 Bed Flat, The Rise, N13 | £1,650/mo | 1 | 0.29 miles | OpenRent |

**Average rent: £1,650/mo (1 listing)**

## Rent-driven metrics

*Based on OpenRent comparables (median £1,650/mo).*

- **Gross yield:** 1980%
- **Monthly cashflow:** £1,456/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6025.1%

*Gross yield = annual rent as % of price (no costs). 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:** £19/m²

## 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)

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Property details

Floor area

54 m²

EPC rating

Deprivation

Decile 5 (15,423 of 33,755)

Street crime

368 incidents within 1 mile (May 2026)

Key features

FIRST FLOOR ONE BEDROOM FLAT
WITHIN PERIOD PROPERTY
WHITE GOODS
GAS CENTRAL HEATING
CLOSE TO HIGH STREET
BRITISH RAIL (MOORGATE) NEARBY

Description

ENTRANCE: Via hardwood door.

HALL: Stairs to first floor. Carpet. Doors to all rooms.

RECEPTION: Large reception. Laminate wooden flooring. Radiator. Window to front aspect.

BEDROOM: Large double bedroom. Laminate flooring. Radiator. Double glazed window to rear aspect.

KITCHEN: Tiled flooring. Fully fitted kitchen including white goods. Oven and extractor fan. A great deal of storage. Gas central heating. Window to front aspect.

BATHROOM: Tiled flooring. Standard three piece bathroom suite with cubicle shower. Window to rear aspect

Listed by

London

BENNETT WALDEN (NORTH LONDON) LIMITED

Reference: 59485880

EPC Rating & Upgrade Cost

This certificate expired on 05/03/2025. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: C

Inspection date: 06/03/2015

Expiry date: 05/03/2025 (expired)

Current heating cost: £820/year

Potential heating cost: £252/year

Est. upgrade cost to C: £17,225

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
Draughtproof single-glazed windows (£80 - £120)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

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: £573/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	124
Anti-social behaviour	87
Vehicle crime	44
Other theft	25
Burglary	20
Drugs	17
Shoplifting	16
Public order	14
Theft from the person	11
Robbery	6
Bicycle theft	2
Criminal damage and arson	1
Possession of weapons	1
Total incidents	368

Within 1 mile during May 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
Oakthorpe Primary School	Primary	0.7 miles	Good — 7 May 2019

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
1 Bed Flat, The Rise, N13	£1,650/mo	1	0.29 miles	OpenRent

Average rent: £1,650/mo (1 listing)