Sold House

76 VICTORIA ROAD

LONDON, STROUD GREEN, GREATER LONDON N4 3SL

5 beds 2 baths 2,691 sq ft Listed 20 Jul 2023 (-1066d)

£1,600,000

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# 5 bedroom house for sale (N4 3SL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 76 VICTORIA ROAD, LONDON, STROUD GREEN, GREATER LONDON N4 3SL |
| Price | £1,600,000 |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 250 m² |
| Last sold | £1,625,000 Dec 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 26/04/2033
- **Est. upgrade cost to C:** £19,400

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2313-9240-2627-2665)

## Description

Victoria Road is a fantastic location in Stroud Green with brilliant transport links. Crouch Hill (Overground) is nearby and Finsbury Park  (Piccadilly line, Victoria line and National Rail) is walking distance. This property is also located minutes away from the infamous Parkland Walk.

## Property Photos

- ![Photo](/listings/photos/137651738/694530)
- ![Photo](/listings/photos/137651738/694531)
- ![Photo](/listings/photos/137651738/694532)
- ![Photo](/listings/photos/137651738/694534)
- ![Photo](/listings/photos/137651738/694536)
- ![Photo](/listings/photos/137651738/694537)
- ![Photo](/listings/photos/137651738/694538)
- ![Photo](/listings/photos/137651738/694539)

## Floorplans

- ![Floorplan 1](/listings/photos/137651738/694540) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/137651738/694544) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #12458558
- **Address:** 76 Victoria Road, LONDON, N4 3SL
- **Certificate Issued:** 24/07/2017
- **Work Completed:** 30/06/2017
- **Items:** 6 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 76 VICTORIA ROAD, STROUD GREEN, LONDON, HARINGEY, GREATER LONDON, N4 3SL | £1,625,000 | 15/12/2023 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 58 FLAT 2 VICTORIA ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SL | £500,000 | 10/09/2024 | Flat |
| 194 STROUD GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3RN | £1,000 | 23/06/2023 | Other |
| [Same street] 60 VICTORIA ROAD, STROUD GREEN, LONDON, HARINGEY, GREATER LONDON, N4 3SL | £2,035,000 | 15/06/2023 | Semi-detached |
| [Same street] 68 FLAT 2 VICTORIA ROAD, STROUD GREEN, LONDON, HARINGEY, GREATER LONDON, N4 3SL | £290,000 | 06/06/2023 | Flat |
| 169 STROUD GREEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N4 3PZ | £530,000 | 22/12/2022 | Other |
| 9 FLAT 1 ALBERT ROAD, STROUD GREEN, LONDON, HARINGEY, GREATER LONDON, N4 3RR | £17,000 | 16/05/2022 | Other |
| 173 UNIT 2 STROUD GREEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N4 3PZ | £122,424 | 01/03/2022 | Other |
| [Same street] 56 VICTORIA ROAD, STROUD GREEN, LONDON, HARINGEY, GREATER LONDON, N4 3SL | £515,000 | 20/09/2021 | Flat |

**Street average:** £835,000 (4 sales)
**Area average:** £167,606 (4 sales)

## Price vs local average

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

- **Local average:** £169,000 (9 Other, N4, 2024–2026)
- **Deviation:** +846.7%

## Rental Range

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

- **Low:** £1,993/mo
- **Realistic:** £2,214/mo
- **Optimistic:** £2,435/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.14% (weak for cashflow)
- **Max investor price (0.8%):** £276,750
- **Target investor price (1%):** £221,400

*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:** £6,400/m²

## Capital growth trend

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

- **5y growth:** -73.8%
- **10y growth:** 127.3%

## House Price Index (HM Land Registry)

*Official index for Haringey; All dwelling types series; as of March 2026.*

- **1y growth (index):** 0.3%
- **5y growth (index):** 9.4%
- **10y growth (index):** 17.9%

## 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

250 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£1,625,000 Dec 2023

Price per m²

£6,400/m²

Local average

£169,000 (+846.7%)

Deprivation

Decile 4 (11,144 of 33,755)

Street crime

1368 incidents within 1 mile (Apr 2026)

Key features

Five Bedroom
Freehold
Victorian
South West Facing Garden
Three Floors
First Time To Market In 30Years

Additional details

Garden: Yes

Description

An absolutely stunning five bedroom Victorian family House in the heart of Stroud Green. This fantastic Victorian family home has the potential to extend, a beautiful south west facing garden. This House enjoys over 2,650 square feet, across just three floors.

Victoria Road is a fantastic location in Stroud Green with brilliant transport links. Crouch Hill (Overground) is nearby and Finsbury Park (Piccadilly line, Victoria line and National Rail) is walking distance. This property is also located minutes away from the infamous Parkland Walk.

Listed by

Finsbury Park

Dexters

Reference: 137651738

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 27/04/2023

Expiry date: 26/04/2033

Est. upgrade cost to C: £19,400

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

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

FENSA Certificate #12458558

Property Details

Street: 76 Victoria Road

Town: LONDON

Postcode: N4 3SL

Installation Details

Items: 6 windows and 1 door

Certificate Issued: 24/07/2017

Work Completed: 30/06/2017

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	15/12/2023 (2 years ago)	£1,625,000	—

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
Same street 58 FLAT 2 VICTORIA ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SL	£500,000	10/09/2024	Flat
194 STROUD GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3RN	£1,000	23/06/2023	Other
Same street 60 VICTORIA ROAD, STROUD GREEN, LONDON, HARINGEY, GREATER LONDON, N4 3SL	£2,035,000	15/06/2023	Semi-detached
Same street 68 FLAT 2 VICTORIA ROAD, STROUD GREEN, LONDON, HARINGEY, GREATER LONDON, N4 3SL	£290,000	06/06/2023	Flat
169 STROUD GREEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N4 3PZ	£530,000	22/12/2022	Other
9 FLAT 1 ALBERT ROAD, STROUD GREEN, LONDON, HARINGEY, GREATER LONDON, N4 3RR	£17,000	16/05/2022	Other
173 UNIT 2 STROUD GREEN ROAD, LONDON, ISLINGTON, GREATER LONDON, N4 3PZ	£122,424	01/03/2022	Other
Same street 56 VICTORIA ROAD, STROUD GREEN, LONDON, HARINGEY, GREATER LONDON, N4 3SL	£515,000	20/09/2021	Flat

Street average: £835,000 (4 sales)

Area average: £167,606 (4 sales)

Capital growth trend

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

5y growth -73.8%

10y growth 127.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Haringey. Series: All dwelling types. As of March 2026.

1y (index) 0.3%

5y (index) 9.4%

10y (index) 17.9%

Rental Range

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

Low £1,993/mo

Realistic £2,214/mo

Optimistic £2,435/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Huntingdon: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N4 3SL

Nearby

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

Type	Name	Distance
Bus stop	Victoria Road (N4)	0.1 miles
Shop	Hornsey Automatic Transmission	0.1 miles
Bus stop	Albert Road	0.1 miles
Shop	National Hemp Service	0.1 miles
Train station	Crouch Hill	0.2 miles
Train station	Harringay	0.5 miles
University	Paris Dauphine University - London Campus	2.7 miles
Hospital	Moorfields at Hoxton	2.7 miles
University	University of Wales Trinity Saint David London	2.8 miles
Hospital	Proton International @ UCLH	3.5 miles

Street-level crime

Category	Count
Anti-social behaviour	379
Violence and sexual offences	248
Shoplifting	125
Theft from the person	109
Other theft	93
Vehicle crime	86
Public order	72
Drugs	62
Robbery	56
Criminal damage and arson	50
Burglary	46
Possession of weapons	17
Other crime	13
Bicycle theft	12
Total incidents	1368

Within 1 mile during Apr 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
St Aidan's Voluntary Controlled Primary School	Primary	0.3 miles	Outstanding — 12 Sep 2024
Stroud Green Primary School	Primary	0.3 miles	Good — 4 Mar 2013
Arts and Media School Islington	Secondary	0.3 miles	Good — 18 Jun 2023
North Islington Nursery School	Nursery	0.3 miles	Good — 22 Nov 2012
Christ The King Catholic Primary School	Primary	0.4 miles	Good — 12 Jan 2015

Rental Comparables

Rental listings exist nearby, but none matched the 5-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.14%

Max investor price (0.8%) £276,750

Target investor price (1%) £221,400

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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