# 3 bedroom flat for sale (N13 5AJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 61 FARNDALE AVENUE, LONDON, LONDON, GREATER LONDON N13 5AJ |
| Price | £179,995 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 78 m² |
| Last sold | £165,000 Sep 2006 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 24/07/2029

### Recommendations
- Q (14,000)
- E (30)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2258-9062-6263-6491-3954)

## Description

As vendor s agents, Anthony Webb are delighted to offer for sale this ex-local authority three bedroom flat situated on the first floor. The property which is offered on a chain free basis, benefits from a 15ft living room, 11ft kitchen, gas central heating and communal gardens. The property requires modernisation.

**Dimensions**

Bedroom 1:

Bedroom 2:

Bedroom 3:

Reception 1:

Kitchen:

12 8x9 11

10 5x9 11

10 3x7

15  x 12

11 3 x 9 5

## Property Photos

- ![Photo](/listings/photos/12133844/1317774)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 61 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AJ | £165,000 | 28/09/2006 | Flat |
| 61 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AJ | £52,000 | 17/06/2002 | 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 |
| [Same street] 145A FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AJ | £299,995 | 05/11/2021 | 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:** £292,498 (2 sales)
**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:** -50.5%

## 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):** £808/mo

## 1% Rule

- **Rent ratio:** 0.99% (okay)
- **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:** £2,308/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)