# 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 - ![Picture No. 05](/listings/photos/78658587/1317711) - Picture No. 05 - ![Picture No. 06](/listings/photos/78658587/1317712) - Picture No. 06 - ![Picture No. 09](/listings/photos/78658587/1317713) - Picture No. 09 - ![Picture No. 02](/listings/photos/78658587/1317714) - Picture No. 02 - ![Picture No. 18](/listings/photos/78658587/1317715) - Picture No. 18 - ![Picture No. 03](/listings/photos/78658587/1317716) - Picture No. 03 - ![Picture No. 13](/listings/photos/78658587/1317717) - Picture No. 13 - ![Picture No. 08](/listings/photos/78658587/1317718) - Picture No. 08 - ![Picture No. 10](/listings/photos/78658587/1317719) - Picture No. 10 - ![Picture No. 11](/listings/photos/78658587/1317720) - Picture No. 11 - ![Picture No. 12](/listings/photos/78658587/1317721) - Picture No. 12 - ![Picture No. 14](/listings/photos/78658587/1317722) - Picture No. 14 - ![Picture No. 15](/listings/photos/78658587/1317723) - Picture No. 15 - ![Picture No. 07](/listings/photos/78658587/1317724) - Picture No. 07 - ![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:** -18.5% ## 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)