# 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 |
| Construction age | England and Wales: before 1900 |
| Floor area | 43 m² |
| Last sold | £827,500 Jan 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Expiry date:** 07/01/2035
- **Est. upgrade cost to C:** £5,578

### Recommendations
- C (£15 - £30)
- Y (£585 - £725)
- O (£3,300 - £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2958-8490-2505-1515)

## 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)
- ![Photo](/listings/photos/153960386/1298880)
- ![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 |
| 125 AVENUE MEWS, LONDON, HARINGEY, GREATER LONDON, N10 3NN | £350,000 | 05/12/2023 | Flat |
| OLD CHAPEL PLACE FLAT 7 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LT | £365,000 | 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 |
| FORTIS COURT FLAT 16 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3BH | £645,000 | 29/09/2022 | Flat |
| 21 KINGS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 1PA | £855,000 | 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:** £516,193 (56 Flat, N10, 2024–2026)
- **Deviation:** +64.7%

## 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, 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: £2,595/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £324,375
- **Target investor price (1%):** £259,500

*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 £2,595/mo).*

- **Gross yield:** 3.7%
- **Cost-to-rent:** 27.3×
- **Monthly cashflow:** £-1,037/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5%

*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).*

## Price per Square Metre

- **£/m²:** £19,767/m²

## Capital growth trend

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

- **5y growth:** -0.1%
- **10y growth:** 14.4%

## 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)