Sold STC Maisonette

145A

FARNDALE AVENUE, LONDON, GREATER LONDON N13 5AJ

2 beds 1 baths 44 m² Listed 9 Mar 2021 (-1959d)

£275,000

Offers in Excess of

Reduced on 9 Jul 2021

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# 2 bedroom maisonette for sale (N13 5AJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 145A, FARNDALE AVENUE, LONDON, GREATER LONDON N13 5AJ |
| Price | £275,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £299,995 Nov 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 25/02/2031
- **Est. upgrade cost to C:** £1,000

### Recommendations
- B (£500 - £1,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2086-4020-2029-4485)

## Description

This first floor two bedroom maisonette offered to the market with no onward chain, is perfect as a first home or as a rental investment.

With its own front door and Opening into a spacious entrance hall with storage space leading to the first floor with a sizable landing space and store cupboard.

The reception room is open plan to the kitchen including dishwasher, extractor fan and stainless steel double sink with mixer taps with nice views over the rear gardens. Bedroom one is a fair size double bedroom with fitted wardrobes and the second a single bedroom / office.

The bathroom is modern in design with an electric power shower and glass screen over the bath and is fully tiled.

Additional benefits include off street parking, gas central heating, double glazing, large loft for storage, security house alarm and an attractive, sole use garden to the rear measuring nearly 40ft benefiting from sun all day long.

Conveniently located in a quiet cul-de-sac in close proximity to local amenities, transport links A10, A406, M25 and the New River walk.

## Property Photos

- ![Picture No. 04](/listings/photos/78658587/1317709) - Picture No. 04
- ![Picture No. 01](/listings/photos/78658587/1317710) - Picture No. 01
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- ![Picture No. 16](/listings/photos/78658587/1317725) - Picture No. 16
- ![Picture No. 17](/listings/photos/78658587/1317726) - Picture No. 17

## Floorplans

- ![Floorplan](/listings/photos/78658587/1317727) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/78658587/1317728) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #5640497
- **Address:** 145a Farndale Avenue, LONDON, N13 5AJ
- **Certificate Issued:** 05/05/2008
- **Work Completed:** 14/04/2008
- **Items:** 9 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 145A FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AJ | £299,995 | 05/11/2021 | 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 |
|---------|-------|------|------|
| 35 RIVER AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5RX | £350,000 | 05/01/2026 | Flat |
| 40 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX | £300,000 | 18/12/2025 | Flat |
| 33 COSGROVE CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 3BG | £310,000 | 15/12/2025 | Flat |
| 36 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX | £235,000 | 04/08/2025 | Flat |
| 62 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX | £280,000 | 31/03/2025 | Flat |
| ROOKBY COURT, 71 FLAT 4 CARPENTER GARDENS, LONDON, ENFIELD, GREATER LONDON, N21 3HQ | £245,000 | 27/10/2023 | Flat |
| 51 COSGROVE CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 3BG | £262,500 | 22/12/2022 | Flat |
| 61 COSGROVE CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 3BG | £195,000 | 23/09/2022 | Flat |
| 26 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX | £323,000 | 02/09/2022 | Flat |
| 306A FIRS LANE, LONDON, ENFIELD, GREATER LONDON, N13 5QQ | £295,000 | 31/08/2022 | Flat |
| 2 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX | £270,000 | 24/06/2022 | Flat |
| 59 COSGROVE CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 3BG | £203,000 | 10/06/2022 | Flat |
| [Same street] 137 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AJ | £285,000 | 24/05/2022 | Flat |
| 23 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX | £323,000 | 06/05/2022 | Flat |
| 97 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SY | £240,000 | 31/03/2022 | Flat |
| 55 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX | £325,000 | 15/03/2022 | Flat |
| 14 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX | £265,000 | 22/10/2021 | Flat |
| 132 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AL | £230,000 | 24/09/2021 | Flat |

**Street average:** £285,000 (1 sale)
**Area average:** £273,618 (17 sales)

## Price vs local average

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

- **Local average:** £363,989 (30 Flat, N13, 2024–2026)
- **Deviation:** -24.4%

## Rental Range

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

- **Low:** £1,609/mo
- **Realistic:** £1,788/mo
- **Optimistic:** £1,967/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £698/mo

## 1% Rule

- **Rent ratio:** 0.65% (weak for cashflow)
- **Max investor price (0.8%):** £223,500
- **Target investor price (1%):** £178,800

*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:** £6,250/m²

## Capital growth trend

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

- **5y growth:** -7.6%
- **10y growth:** -18.8%

## House Price Index (HM Land Registry)

*Official index for Enfield; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -4.3%
- **5y growth (index):** -4.2%
- **10y growth (index):** 4.6%

## 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)

Picture No. 04 Picture No. 01 Picture No. 05 Picture No. 06 Picture No. 09 Picture No. 02 Picture No. 18 Picture No. 03 Picture No. 13 Picture No. 08 Picture No. 10 Picture No. 11 Picture No. 12 Picture No. 14 Picture No. 15 Picture No. 07 Picture No. 16 Picture No. 17

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Property details

Tenure

LEASEHOLD

Floor area

44 m²

EPC rating

Last sold

£299,995 Nov 2021

Price per m²

£6,250/m²

Local average

£363,989 (-24.4%)

Deprivation

Decile 3 (9,597 of 33,755)

Street crime

365 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

This first floor two bedroom maisonette offered to the market with no onward chain, is perfect as a first home or as a rental investment.
With its own front door and Opening into a spacious entrance hall with storage space leading to the first floor with a sizable landing space and store cupboard.
The reception room is open plan to the kitchen including dishwasher, extractor fan and stainless steel double sink with mixer taps with nice views over the rear gardens. Bedroom one is a fair size double bedroom with fitted wardrobes and the second a single bedroom / office.
The bathroom is modern in design with an electric power shower and glass screen over the bath and is fully tiled.
Additional benefits include off street parking, gas central heating, double glazing, large loft for storage, security house alarm and an attractive, sole use garden to the rear measuring nearly 40ft benefiting from sun all day long.
Conveniently located in a quiet cul-de-sac in close proximity to local amenities, transport links A10, A406, M25 and the New River walk.

Listed by

Palmers Green

Anthony Pepe Estate Agents

Reference: 78658587

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 26/02/2021

Expiry date: 25/02/2031

Est. upgrade cost to C: £1,000

Recommendations

Cavity wall insulation (£500 - £1,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #5640497

Property Details

Street: 145a Farndale Avenue

Town: LONDON

Postcode: N13 5AJ

Installation Details

Items: 9 windows and 1 door

Certificate Issued: 05/05/2008

Work Completed: 14/04/2008

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	05/11/2021 (4 years ago)	£299,995	—

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
35 RIVER AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5RX	£350,000	05/01/2026	Flat
40 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX	£300,000	18/12/2025	Flat
33 COSGROVE CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 3BG	£310,000	15/12/2025	Flat
36 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX	£235,000	04/08/2025	Flat
62 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX	£280,000	31/03/2025	Flat
ROOKBY COURT, 71 FLAT 4 CARPENTER GARDENS, LONDON, ENFIELD, GREATER LONDON, N21 3HQ	£245,000	27/10/2023	Flat
51 COSGROVE CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 3BG	£262,500	22/12/2022	Flat
61 COSGROVE CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 3BG	£195,000	23/09/2022	Flat
26 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX	£323,000	02/09/2022	Flat
306A FIRS LANE, LONDON, ENFIELD, GREATER LONDON, N13 5QQ	£295,000	31/08/2022	Flat
2 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX	£270,000	24/06/2022	Flat
59 COSGROVE CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 3BG	£203,000	10/06/2022	Flat
Same street 137 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AJ	£285,000	24/05/2022	Flat
23 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX	£323,000	06/05/2022	Flat
97 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SY	£240,000	31/03/2022	Flat
55 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX	£325,000	15/03/2022	Flat
14 MINTERN CLOSE, LONDON, ENFIELD, GREATER LONDON, N13 5SX	£265,000	22/10/2021	Flat
132 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AL	£230,000	24/09/2021	Flat

Street average: £285,000 (1 sale)

Area average: £273,618 (17 sales)

Capital growth trend

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

5y growth -7.6%

10y growth -18.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Enfield. Series: Flats and maisonettes. As of April 2026.

1y (index) -4.3%

5y (index) -4.2%

10y (index) 4.6%

Rental Range

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

Low £1,609/mo

Realistic £1,788/mo

Optimistic £1,967/mo

Based on Local Authority from postcode lookup → Enfield.

LHA (30th percentile) floor for Peterborough: £698/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N13 5AJ

Nearby

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

Type	Name	Distance
Hospital	North London Hospice Winchmore Hill	0.1 miles
Bus stop	The Fairway	0.2 miles
Bus stop	Hail & Ride Hedge Lane	0.2 miles
Shop	Electrohill	0.2 miles
Shop	Men Shun Fireworks	0.2 miles
Train station	Winchmore Hill	0.7 miles
Train station	Palmers Green	0.8 miles
Hospital	Priory Hospital	1.2 miles
University	Central Belsize Square	6.2 miles
University	University of Wales Trinity Saint David London	6.3 miles

Street-level crime

Category	Count
Violence and sexual offences	111
Anti-social behaviour	91
Vehicle crime	42
Other theft	24
Burglary	19
Drugs	15
Public order	15
Shoplifting	15
Theft from the person	12
Robbery	7
Possession of weapons	6
Other crime	4
Bicycle theft	3
Criminal damage and arson	1
Total incidents	365

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
Winchmore School	Secondary	0.3 miles	Good — 24 Oct 2013
Highfield Primary School	Primary	0.4 miles	Outstanding — 18 May 2016
Palmers Green High School	Other	0.4 miles	— (No rating)
Firs Farm Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
Hazelwood Junior School	Primary	0.6 miles	Good — 11 Sep 2014

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.65%

Max investor price (0.8%) £223,500

Target investor price (1%) £178,800

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).