Sold STC Flat

FLAT 9

THE DORMERS, 53 - 55, QUEENS AVENUE, LONDON, GREATER LONDON N10 3PE

3 beds 2 baths 43 m² Listed 18 Oct 2024 (-640d)

£850,000

Save

# 3 bedroom flat for sale (N10 3PE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 9, THE DORMERS, 53 - 55, QUEENS AVENUE, LONDON, GREATER LONDON N10 3PE |
| Price | £850,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Last sold | £827,500 Jan 2025 |

## Description

An impressive three bedroom ground floor apartment set within a charming Edwardian property with direct access to a large communal garden.

This double fronted character property is well maintained throughout the common parts and externally with off street parking available. The apartment benefits from high ceilings, two bathrooms, sizeable rooms with ample natural light. Queens Avenue is moments from Muswell Hill Broadway where you will find a variety of eateries, boutique businesses, Everyman Cinema and local markets and events located at Alexandra Palace whilst being situated close by to various good schools.

Council Tax Band:  E

Tenure: Share of Freehold

Original length of lease:

Date lease commences:

Service charge: £2000

Planned changes to service charge:

Ground Rent:   £

Planned changes to ground rent

## Property Photos

- ![Photo](/listings/photos/153960386/1298879)
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- ![Photo](/listings/photos/153960386/1298881)
- ![Photo](/listings/photos/153960386/1298882)
- ![Photo](/listings/photos/153960386/1298883)
- ![Photo](/listings/photos/153960386/1298884)
- ![Photo](/listings/photos/153960386/1298885)
- ![Photo](/listings/photos/153960386/1298886)
- ![Photo](/listings/photos/153960386/1298887)
- ![Photo](/listings/photos/153960386/1298888)
- ![Photo](/listings/photos/153960386/1298889)

## Floorplans

- ![Floorplan 1](/listings/photos/153960386/1298891) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/153960386/1298893) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #1984745
- **Address:** 31 Queens Avenue, LONDON, N10 3PE
- **Certificate Issued:** 24/08/2004
- **Work Completed:** 27/07/2004
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE DORMERS, 53 - 55 FLAT 9 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £827,500 | 03/01/2025 | Flat |
| THE DORMERS, 53 - 55 FLAT 9 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £490,000 | 27/09/2011 | 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 |
|---------|-------|------|------|
| [Same street] 47 FLAT 4 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £380,000 | 19/02/2026 | Flat |
| [Same street] 11 FLAT 7 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £622,840 | 16/01/2026 | Flat |
| 22 FLAT 5 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LR | £537,000 | 05/11/2025 | Flat |
| [Same street] 11 FLAT 3 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £720,000 | 16/09/2025 | Flat |
| [Same street] 11 FLAT 2 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £682,500 | 02/09/2025 | Flat |
| [Same street] THE DORMERS, 53 - 55 FLAT 7 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £580,000 | 02/04/2025 | Flat |
| 271 - 273 THIRD FLOOR FLAT QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN | £325,000 | 13/12/2024 | Flat |
| [Same street] 51 FLAT 1 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £230,000 | 21/11/2024 | Flat |
| 40 FLAT 7 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3NR | £505,000 | 22/12/2023 | Flat |
| OLD CHAPEL PLACE FLAT 7 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LT | £365,000 | 05/12/2023 | Flat |
| 125 AVENUE MEWS, LONDON, HARINGEY, GREATER LONDON, N10 3NN | £350,000 | 05/12/2023 | Flat |
| 66 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HN | £465,000 | 14/08/2023 | Flat |
| 291A MUSWELL HILL BROADWAY, LONDON, HARINGEY, GREATER LONDON, N10 1BY | £423,000 | 01/08/2023 | Flat |
| 32 FLAT 5 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LR | £270,000 | 25/07/2023 | Flat |
| [Same street] 49A QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £900,000 | 03/07/2023 | Flat |
| [Same street] THE DORMERS, 53 - 55 FLAT 6 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £865,000 | 30/06/2023 | Flat |
| [Same street] 51 FLAT 4 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £303,350 | 27/04/2023 | Flat |
| 32 FLAT 6 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LR | £450,000 | 12/04/2023 | Flat |
| 271 - 273 SECOND FLOOR FLAT QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN | £300,000 | 12/01/2023 | Flat |
| FORTIS COURT FLAT 1 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH | £710,000 | 20/12/2022 | Flat |
| FORTIS COURT FLAT 20 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH | £650,000 | 13/12/2022 | Flat |
| 26 FLAT 3 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3NR | £610,000 | 12/12/2022 | Flat |
| 65 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HP | £600,000 | 09/12/2022 | Flat |
| 11C KINGS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 1PA | £690,000 | 28/11/2022 | Flat |
| 35 FLAT 5 KINGS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 1PA | £565,000 | 18/11/2022 | Flat |
| 21 KINGS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 1PA | £855,000 | 29/09/2022 | Flat |
| FORTIS COURT FLAT 16 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH | £645,000 | 29/09/2022 | Flat |
| [Same street] 51 FLAT 8 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £350,000 | 26/08/2022 | Flat |
| FORTIS COURT FLAT 17 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH | £590,000 | 12/08/2022 | Flat |
| 299 FLAT B QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN | £395,000 | 20/07/2022 | Flat |
| [Same street] 15C QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £465,000 | 27/06/2022 | Flat |
| [Same street] 29 FLAT B QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £713,000 | 12/11/2021 | Flat |
| [Same street] 29 FLAT A QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £740,000 | 24/09/2021 | Flat |

**Street average:** £580,899 (13 sales)
**Area average:** £515,000 (20 sales)

## Price vs local average

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

- **Local average:** £518,670 (55 Flat, N10, 2024–2026)
- **Deviation:** +63.9%

## Rental Range

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

- **Low:** £1,991/mo
- **Realistic:** £2,212/mo
- **Optimistic:** £2,433/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Flat, Kings Avenue, N10 | £2,800/mo | 3 | 0.14 miles | OpenRent |
| 3 Bed Flat, Fortis Green, N2 | £2,395/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Flat, St James's Lane, N10 | £2,795/mo | 3 | 0.35 miles | OpenRent |

**Average rent: £2,663/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £349,375
- **Target investor price (1%):** £279,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,795/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.3×
- **Monthly cashflow:** £-857/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Capital growth trend

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

- **5y growth:** 1.6%
- **10y growth:** 16.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.8%
- **5y growth (index):** 3.9%
- **10y growth (index):** 7.5%

## 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

SHARE_OF_FREEHOLD

Floor area

43 m²

Last sold

£827,500 Jan 2025

Local average

£518,670 (+63.9%)

Deprivation

Decile 7 (22,274 of 33,755)

Street crime

313 incidents within 1 mile (May 2026)

Key features

Share of freehold
Three bedrooms
Two bathrooms
Access to gardens
Available parking
Chain free
EPC Rating D

Additional details

Parking: Yes

Description

An impressive three bedroom ground floor apartment set within a charming Edwardian property with direct access to a large communal garden.
This double fronted character property is well maintained throughout the common parts and externally with off street parking available. The apartment benefits from high ceilings, two bathrooms, sizeable rooms with ample natural light. Queens Avenue is moments from Muswell Hill Broadway where you will find a variety of eateries, boutique businesses, Everyman Cinema and local markets and events located at Alexandra Palace whilst being situated close by to various good schools.

Council Tax Band: E
Tenure: Share of Freehold
Original length of lease:
Date lease commences:

Service charge: £2000
Planned changes to service charge:
Ground Rent: £
Planned changes to ground rent

Listed by

Muswell Hill

The Lomond Group

Reference: 153960386

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

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 #1984745

Property Details

Street: 31 Queens Avenue

Town: LONDON

Postcode: N10 3PE

Installation Details

Items: 1 window

Certificate Issued: 24/08/2004

Work Completed: 27/07/2004

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

69% since 2011

Event	Date	Price	% change
Sold	03/01/2025 (1 year ago)	£827,500	+68.9%
Sold	27/09/2011 (14 years ago)	£490,000	—

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 47 FLAT 4 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£380,000	19/02/2026	Flat
Same street 11 FLAT 7 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£622,840	16/01/2026	Flat
22 FLAT 5 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LR	£537,000	05/11/2025	Flat
Same street 11 FLAT 3 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£720,000	16/09/2025	Flat
Same street 11 FLAT 2 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£682,500	02/09/2025	Flat
Same street THE DORMERS, 53 - 55 FLAT 7 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£580,000	02/04/2025	Flat
271 - 273 THIRD FLOOR FLAT QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN	£325,000	13/12/2024	Flat
Same street 51 FLAT 1 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£230,000	21/11/2024	Flat
40 FLAT 7 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3NR	£505,000	22/12/2023	Flat
OLD CHAPEL PLACE FLAT 7 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LT	£365,000	05/12/2023	Flat
125 AVENUE MEWS, LONDON, HARINGEY, GREATER LONDON, N10 3NN	£350,000	05/12/2023	Flat
66 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HN	£465,000	14/08/2023	Flat
291A MUSWELL HILL BROADWAY, LONDON, HARINGEY, GREATER LONDON, N10 1BY	£423,000	01/08/2023	Flat
32 FLAT 5 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LR	£270,000	25/07/2023	Flat
Same street 49A QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£900,000	03/07/2023	Flat
Same street THE DORMERS, 53 - 55 FLAT 6 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£865,000	30/06/2023	Flat
Same street 51 FLAT 4 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£303,350	27/04/2023	Flat
32 FLAT 6 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LR	£450,000	12/04/2023	Flat
271 - 273 SECOND FLOOR FLAT QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN	£300,000	12/01/2023	Flat
FORTIS COURT FLAT 1 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH	£710,000	20/12/2022	Flat
FORTIS COURT FLAT 20 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH	£650,000	13/12/2022	Flat
26 FLAT 3 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3NR	£610,000	12/12/2022	Flat
65 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HP	£600,000	09/12/2022	Flat
11C KINGS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 1PA	£690,000	28/11/2022	Flat
35 FLAT 5 KINGS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 1PA	£565,000	18/11/2022	Flat
21 KINGS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 1PA	£855,000	29/09/2022	Flat
FORTIS COURT FLAT 16 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH	£645,000	29/09/2022	Flat
Same street 51 FLAT 8 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£350,000	26/08/2022	Flat
FORTIS COURT FLAT 17 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH	£590,000	12/08/2022	Flat
299 FLAT B QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN	£395,000	20/07/2022	Flat
Same street 15C QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£465,000	27/06/2022	Flat
Same street 29 FLAT B QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£713,000	12/11/2021	Flat
Same street 29 FLAT A QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE	£740,000	24/09/2021	Flat

Street average: £580,899 (13 sales)

Area average: £515,000 (20 sales)

Capital growth trend

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

5y growth 1.6%

10y growth 16.4%

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

1y (index) -0.8%

5y (index) 3.9%

10y (index) 7.5%

Rental Range

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

Low £1,991/mo

Realistic £2,212/mo

Optimistic £2,433/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Huntingdon: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N10 3PE

Address

31 Queens Avenue

Nearby

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

Type	Name	Distance
Bus stop	Birchwood Avenue	0.1 miles
Bus stop	Muswell Hill Road	0.1 miles
Shop	point 5	0.1 miles
Shop	Unknown	0.1 miles
Train station	East Finchley	0.9 miles
Train station	Highgate	1.0 miles
Hospital	Priory Hospital	3.0 miles
University	Central Belsize Square	3.2 miles
Hospital	North London Hospice Winchmore Hill	3.3 miles
University	Flood Hazard Research Centre	4.1 miles

Street-level crime

Category	Count
Violence and sexual offences	74
Anti-social behaviour	71
Vehicle crime	43
Other theft	26
Shoplifting	22
Robbery	15
Burglary	13
Public order	13
Drugs	12
Theft from the person	12
Bicycle theft	5
Other crime	5
Possession of weapons	2
Total incidents	313

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
Unique Children's School	Other	0.2 miles	Good — 7 May 2024
Our Lady of Muswell Catholic Primary School	Primary	0.2 miles	Outstanding — 11 Jan 2018
Fortismere School	Secondary	0.2 miles	Good — 14 Oct 2022
Norfolk House School	Other	0.3 miles	— (No rating)
Muswell Hill Primary School	Primary	0.3 miles	Good — 8 Feb 2022

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Flat, Kings Avenue, N10	£2,800/mo	3	0.14 miles	OpenRent
3 Bed Flat, Fortis Green, N2	£2,395/mo	3	0.34 miles	OpenRent
3 Bed Flat, St James's Lane, N10	£2,795/mo	3	0.35 miles	OpenRent

Average rent: £2,663/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.33%

Max investor price (0.8%) £349,375

Target investor price (1%) £279,500

Gross yield 3.9%

Cost-to-rent ratio 25.3×

Monthly cashflow £-857/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.2%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).