Sold Semi-detached

11 DERWENT AVENUE

LONDON, GREATER LONDON N18 1BP

4 beds 2 baths 120 m² Listed 31 Aug 2022 (-1419d)

£600,000

Offers in Excess of

Reduced on 10 Nov 2022

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# 4 bedroom semi-detached house for sale (N18 1BP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 DERWENT AVENUE, LONDON, GREATER LONDON N18 1BP |
| Price | £600,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Last sold | £580,000 May 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 23/07/2028
- **Current heating cost:** £1,090/year
- **Est. upgrade cost to C:** £30,623

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- E (£25)
- F (£200 - £400)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8298-7423-5300-8994-1922)

## Description

The Property

A rare to market semi-detached four bedroom two bathroom home.

This property offers: off road parking, large garden, conservatory, two reception rooms, extension, large kitchen diner, spacious throughout, En-Suite to master bedroom, scope to extend further (STPP)

Derwent Avenue is located on the borders of Palmers Green, Tottenham and Edmonton, all local amenities including various shops, restaurants, pubs and cafes can be found within easy access, local transport links include Fore Street overground station along with various bus links taking you in and around London.

**Property ownership information**

Tenure: Freehold

Council tax band: D

Disclaimer for virtual viewingsSome or all information pertaining to this property may have been provided solely by the vendor, and although we always make every effort to verify the information provided to us, we strongly advise you to make further enquiries before continuing.

If you book a viewing or make an offer on a property that has had its valuation conducted virtually, you are doing so under the knowledge that this information may have been provided solely by the vendor, and that we may not have been able to access the premises to confirm the information or test any equipment. We therefore strongly advise you to make further enquiries before completing your purchase of the property to ensure you are happy with all the information provided.

## Property Photos

- ![Photo](/listings/photos/85855545/1249200)
- ![Photo](/listings/photos/85855545/1249201)
- ![Photo](/listings/photos/85855545/1249202)
- ![Photo](/listings/photos/85855545/1249203)
- ![Photo](/listings/photos/85855545/1249204)
- ![Photo](/listings/photos/85855545/1249205)
- ![Photo](/listings/photos/85855545/1249206)
- ![Photo](/listings/photos/85855545/1249207)
- ![Photo](/listings/photos/85855545/1249208)
- ![Photo](/listings/photos/85855545/1249209)
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- ![Photo](/listings/photos/85855545/1249213)
- ![Photo](/listings/photos/85855545/1249214)

## Floorplans

- ![Floorplan 1](/listings/photos/85855545/1249215) - Floorplan 1

## EPC Graphs

- ![epc](/listings/photos/85855545/1249216) - epc

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #10995717
- **Address:** 11 Derwent Avenue, LONDON, N18 1BP
- **Certificate Issued:** 19/05/2015
- **Work Completed:** 05/05/2015
- **Items:** 5 window(s)

### FENSA Certificate #16169120
- **Address:** 11 Derwent Avenue, LONDON, N18 1BP
- **Certificate Issued:** 18/02/2024
- **Work Completed:** 10/01/2024
- **Items:** 12 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 DERWENT AVENUE, LONDON, ENFIELD, GREATER LONDON, N18 1BP | £580,000 | 16/05/2023 | 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 |
|---------|-------|------|------|
| 78 PASTEUR GARDENS, LONDON, ENFIELD, GREATER LONDON, N18 1JG | £515,000 | 24/06/2022 | Semi-detached |
| 27 NORTH CIRCULAR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5EG | £500,000 | 27/05/2022 | Semi-detached |
| 14 NEWTON WAY, LONDON, ENFIELD, GREATER LONDON, N18 1JB | £540,000 | 19/05/2022 | Semi-detached |
| [Same street] 7 DERWENT AVENUE, LONDON, ENFIELD, GREATER LONDON, N18 1BP | £479,950 | 30/11/2021 | Terraced |

**Street average:** £479,950 (1 sale)
**Area average:** £518,333 (3 sales)

## Price vs local average

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

- **Local average:** £469,650 (10 Semi-detached, N18, 2024–2026)
- **Deviation:** +27.8%

## 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 Cambridge (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,446/mo

## 1% Rule

- **Rent ratio:** 0.3% (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:** £5,000/m²

## Capital growth trend

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

- **5y growth:** 4.8%
- **10y growth:** 55.1%

## House Price Index (HM Land Registry)

*Official index for Enfield; Semi-detached series; as of April 2026.*

- **1y growth (index):** 0%
- **5y growth (index):** 9.3%
- **10y growth (index):** 21.8%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

120 m²

EPC rating

Last sold

£580,000 May 2023

Price per m²

£5,000/m²

Local average

£469,650 (+27.8%)

Deprivation

Decile 2 (6,533 of 33,755)

Street crime

670 incidents within 1 mile (May 2026)

Key features

Semi Detached Four Bedroom Two Bathroom Home
Extenstion
En-Suite To Master Bedroom
Rare To Market
Off Road Parking
Conservatory
Large Kitchen Diner
Scope To Extend (STPP)
Two Reception Rooms
Spacious Throughout

Additional details

Heating: Gas central
Parking: Yes
Garden: Private garden

Description

The Property
A rare to market semi-detached four bedroom two bathroom home.

This property offers: off road parking, large garden, conservatory, two reception rooms, extension, large kitchen diner, spacious throughout, En-Suite to master bedroom, scope to extend further (STPP)

Derwent Avenue is located on the borders of Palmers Green, Tottenham and Edmonton, all local amenities including various shops, restaurants, pubs and cafes can be found within easy access, local transport links include Fore Street overground station along with various bus links taking you in and around London.

Property ownership information

Tenure: Freehold

Council tax band: D

Disclaimer for virtual viewingsSome or all information pertaining to this property may have been provided solely by the vendor, and although we always make every effort to verify the information provided to us, we strongly advise you to make further enquiries before continuing.
If you book a viewing or make an offer on a property that has had its valuation conducted virtually, you are doing so under the knowledge that this information may have been provided solely by the vendor, and that we may not have been able to access the premises to confirm the information or test any equipment. We therefore strongly advise you to make further enquiries before completing your purchase of the property to ensure you are happy with all the information provided.

Listed by

covering North London

Purplebricks

Reference: 85855545

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 24/07/2018

Expiry date: 23/07/2028

Current heating cost: £1,090/year

Potential heating cost: £587/year

Est. upgrade cost to C: £30,623

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Floor insulation (solid floor) (£4,000 - £6,000)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£25)
Hot water cylinder thermostat (£200 - £400)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

epc

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #10995717

Property Details

Street: 11 Derwent Avenue

Town: LONDON

Postcode: N18 1BP

Installation Details

Items: 5 windows

Certificate Issued: 19/05/2015

Work Completed: 05/05/2015

This certificate data was retrieved from FENSA's database

FENSA Certificate #16169120 Recent

Property Details

Street: 11 Derwent Avenue

Town: LONDON

Postcode: N18 1BP

Installation Details

Items: 12 windows and 1 door

Certificate Issued: 18/02/2024

Work Completed: 10/01/2024

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	16/05/2023 (3 years ago)	£580,000	—

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
78 PASTEUR GARDENS, LONDON, ENFIELD, GREATER LONDON, N18 1JG	£515,000	24/06/2022	Semi-detached
27 NORTH CIRCULAR ROAD, LONDON, ENFIELD, GREATER LONDON, N13 5EG	£500,000	27/05/2022	Semi-detached
14 NEWTON WAY, LONDON, ENFIELD, GREATER LONDON, N18 1JB	£540,000	19/05/2022	Semi-detached
Same street 7 DERWENT AVENUE, LONDON, ENFIELD, GREATER LONDON, N18 1BP	£479,950	30/11/2021	Terraced

Street average: £479,950 (1 sale)

Area average: £518,333 (3 sales)

Capital growth trend

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

5y growth 4.8%

10y growth 55.1%

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

1y (index) 0%

5y (index) 9.3%

10y (index) 21.8%

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 Cambridge: £1,446/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N18 1BP

Nearby

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

Type	Name	Distance
Shop	Roman Tiles	0.1 miles
Bus stop	Derwent Avenue	0.1 miles
Bus stop	Cambridge Roundabout / South Side	0.1 miles
Shop	Carpet Flooring	0.2 miles
Hospital	North London Hospice Winchmore Hill	0.8 miles
Train station	Silver Street	0.8 miles
Train station	White Hart Lane	0.9 miles
Hospital	Priory Hospital	1.9 miles
University	University of Wales Trinity Saint David London	5.6 miles
University	Paris Dauphine University - London Campus	5.8 miles

Street-level crime

Category	Count
Violence and sexual offences	215
Anti-social behaviour	175
Other theft	51
Vehicle crime	51
Public order	36
Robbery	36
Theft from the person	28
Drugs	27
Burglary	26
Possession of weapons	8
Bicycle theft	6
Shoplifting	5
Other crime	4
Criminal damage and arson	2
Total incidents	670

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
Wilbury Primary School	Primary	0.2 miles	Good — 25 May 2023
Oakthorpe Primary School	Primary	0.3 miles	Good — 7 May 2019
Aylward Academy	Secondary	0.3 miles	Good — 11 Apr 2013
The Devonshire Hill Nursery & Primary School	Primary	0.5 miles	Good — 8 Feb 2012
Rowland Hill Nursery School	Nursery	0.6 miles	Outstanding — 13 Nov 2022

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.3%

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).

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