Sold STC Flat

86 UPPER TOLLINGTON PARK

LONDON, GREATER LONDON N4 4NB

2 beds 1 baths 807 sq ft Listed 16 Sep 2022 (-1366d)

£595,000

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# 2 bedroom apartment for sale (N4 4NB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 86 UPPER TOLLINGTON PARK, LONDON, GREATER LONDON N4 4NB |
| Price | £595,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 75 m² |
| Last sold | £305,000 Mar 2010 |

## Description

*CHAIN FREE*

Set on the first floor of this imposing period building, a split level two double bedroom apartment in the heart of Stroud Green.

Ideally located within close proximity of Finsbury Park and Stroud Green High Street.

The Owners Love

“We love the original Victorian features, such as two marble fireplaces, cornicing and two ceilings roses; one in the lounge and one in the spare room.”

“The flat has high ceilings and large windows, which allows for a lot of natural light.”

“Both bedrooms are big, it’s great to have a spare room with so much space.”

We've Noticed

Finsbury Park Underground Station and Crouch Hill Overground are nearby.

The green space of Parkland Walk is within walking distance.

## Property Photos

- ![Picture No. 14](/listings/photos/127152674/622203) - Picture No. 14
- ![Picture No. 11](/listings/photos/127152674/622205) - Picture No. 11
- ![Picture No. 17](/listings/photos/127152674/622208) - Picture No. 17
- ![Picture No. 21](/listings/photos/127152674/622209) - Picture No. 21
- ![Picture No. 24](/listings/photos/127152674/622212) - Picture No. 24
- ![Picture No. 22](/listings/photos/127152674/622215) - Picture No. 22
- ![Picture No. 20](/listings/photos/127152674/622217) - Picture No. 20
- ![Picture No. 13](/listings/photos/127152674/622219) - Picture No. 13
- ![Picture No. 12](/listings/photos/127152674/622222) - Picture No. 12
- ![Picture No. 15](/listings/photos/127152674/622223) - Picture No. 15
- ![Picture No. 19](/listings/photos/127152674/622226) - Picture No. 19

## Floorplans

- ![Floorplan](/listings/photos/127152674/622229) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/127152674/622231) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 86 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £305,000 | 05/03/2010 | Flat |
| 86 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £248,000 | 09/06/2006 | Flat |
| 86 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £184,995 | 23/08/2001 | Flat |
| 86 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £137,000 | 17/11/1999 | Flat |
| 86 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £1,500 | 07/02/1996 | 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] 84 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £1,072,000 | 07/01/2026 | Flat |
| [Same street] 90 GROUND FLOOR RIGHT FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £330,000 | 19/12/2025 | Flat |
| 70B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LS | £375,000 | 05/12/2025 | Flat |
| 17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX | £500,000 | 11/11/2025 | Flat |
| [Same street] 78 FLAT 1 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £400,000 | 20/08/2025 | Flat |
| 24C OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NL | £705,000 | 30/07/2025 | Flat |
| 28 OSBORNE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SD | £810,000 | 24/07/2025 | Flat |
| [Same street] 82B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £767,500 | 24/04/2025 | Flat |
| 83A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LP | £735,000 | 18/02/2025 | Flat |
| [Same street] 92 FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £720,000 | 28/03/2024 | Flat |
| [Same street] 82A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £1,035,000 | 27/10/2023 | Terraced |
| 29A OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NP | £495,000 | 20/10/2023 | Flat |
| 38C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £470,000 | 13/10/2023 | Flat |
| 48 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £580,000 | 27/09/2023 | Flat |
| 32 FLAT 1 LANCASTER ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PR | £745,000 | 11/09/2023 | Flat |
| 103 FLAT D UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND | £450,000 | 25/08/2023 | Flat |
| 7 1 CORNWALL ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PH | £632,200 | 17/08/2023 | Flat |
| 117C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND | £800,000 | 04/08/2023 | Flat |
| 43 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4DD | £500,000 | 23/05/2023 | Flat |
| 33 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NT | £445,000 | 23/05/2023 | Flat |
| 56C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £242,000 | 29/03/2023 | Flat |
| 17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX | £410,000 | 29/03/2023 | Flat |
| CONNAUGHT LODGE FLAT 4 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NR | £345,000 | 24/02/2023 | Flat |
| 72 GROUND FLOOR FLAT FLORENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4DP | £550,000 | 15/02/2023 | Flat |
| 7B - 7D OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NH | £431,165 | 22/12/2022 | Flat |
| [Same street] 86B FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £583,000 | 21/12/2022 | Flat |
| 23 CORNWALL ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PH | £859,000 | 20/12/2022 | Flat |
| [Same street] 76 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £695,000 | 10/06/2022 | Flat |
| [Same street] 72 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £510,000 | 05/05/2022 | Flat |
| [Same street] 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £1,890,000 | 30/10/2021 | Other |
| [Same street] 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £2,633,181 | 30/09/2021 | Semi-detached |

**Street average:** £966,880 (11 sales)
**Area average:** £553,968 (20 sales)

## Price vs local average

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

- **Local average:** £549,610 (116 Flat, N4, 2024–2026)
- **Deviation:** +8.3%

## 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):** £793/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 |
|------|------|------|------|------|
| 2 Bed Flat, Endymion Road, N4 | £2,000/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Perth Road, N4 | £2,100/mo | 2 | 0.28 miles | OpenRent |

**Average rent: £2,050/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £256,250
- **Target investor price (1%):** £205,000

*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 £2,050/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.2×
- **Monthly cashflow:** £-523/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.6%

*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:** £7,933/m²

## Capital growth trend

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

- **5y growth:** -0.2%
- **10y growth:** 10.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.8%
- **5y growth (index):** 3.8%
- **10y growth (index):** 10.4%

## 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

75 m²

Year built

England and Wales: before 1900

Last sold

£305,000 Mar 2010

Price per m²

£7,933/m²

Local average

£549,610 (+8.3%)

Deprivation

Decile 4 (12,633 of 33,755)

Street crime

1246 incidents within 1 mile (Apr 2026)

Key features

2 Bedrooms
1st Floor
743 SQ.FT (69 SQ.M)
Chain free
Period conversion
Period features
Close to local amenities
Close to transport links

Description

*CHAIN FREE*
Set on the first floor of this imposing period building, a split level two double bedroom apartment in the heart of Stroud Green.

Ideally located within close proximity of Finsbury Park and Stroud Green High Street.

The Owners Love
“We love the original Victorian features, such as two marble fireplaces, cornicing and two ceilings roses; one in the lounge and one in the spare room.”
“The flat has high ceilings and large windows, which allows for a lot of natural light.”
“Both bedrooms are big, it’s great to have a spare room with so much space.”

We've Noticed
Finsbury Park Underground Station and Crouch Hill Overground are nearby.
The green space of Parkland Walk is within walking distance.

Listed by

Crouch End

Martyn Gerrard

Reference: 127152674

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

20233% since 1996

Event	Date	Price	% change
Sold	05/03/2010 (16 years ago)	£305,000	+23%
Sold	09/06/2006 (20 years ago)	£248,000	+34.1%
Sold	23/08/2001 (24 years ago)	£184,995	+35%
Sold	17/11/1999 (26 years ago)	£137,000	+9033.3%
Sold	07/02/1996 (30 years ago)	£1,500	—

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 84 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£1,072,000	07/01/2026	Flat
Same street 90 GROUND FLOOR RIGHT FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£330,000	19/12/2025	Flat
70B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LS	£375,000	05/12/2025	Flat
17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX	£500,000	11/11/2025	Flat
Same street 78 FLAT 1 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£400,000	20/08/2025	Flat
24C OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NL	£705,000	30/07/2025	Flat
28 OSBORNE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SD	£810,000	24/07/2025	Flat
Same street 82B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£767,500	24/04/2025	Flat
83A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LP	£735,000	18/02/2025	Flat
Same street 92 FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£720,000	28/03/2024	Flat
Same street 82A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£1,035,000	27/10/2023	Terraced
29A OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NP	£495,000	20/10/2023	Flat
38C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX	£470,000	13/10/2023	Flat
48 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX	£580,000	27/09/2023	Flat
32 FLAT 1 LANCASTER ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PR	£745,000	11/09/2023	Flat
103 FLAT D UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND	£450,000	25/08/2023	Flat
7 1 CORNWALL ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PH	£632,200	17/08/2023	Flat
117C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND	£800,000	04/08/2023	Flat
43 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4DD	£500,000	23/05/2023	Flat
33 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NT	£445,000	23/05/2023	Flat
56C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX	£242,000	29/03/2023	Flat
17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX	£410,000	29/03/2023	Flat
CONNAUGHT LODGE FLAT 4 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NR	£345,000	24/02/2023	Flat
72 GROUND FLOOR FLAT FLORENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4DP	£550,000	15/02/2023	Flat
7B - 7D OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NH	£431,165	22/12/2022	Flat
Same street 86B FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£583,000	21/12/2022	Flat
23 CORNWALL ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PH	£859,000	20/12/2022	Flat
Same street 76 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£695,000	10/06/2022	Flat
Same street 72 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£510,000	05/05/2022	Flat
Same street 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£1,890,000	30/10/2021	Other
Same street 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£2,633,181	30/09/2021	Semi-detached

Street average: £966,880 (11 sales)

Area average: £553,968 (20 sales)

Capital growth trend

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

5y growth -0.2%

10y growth 10.4%

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

1y (index) -1.8%

5y (index) 3.8%

10y (index) 10.4%

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: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N4 4NB

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Beatrice Road	0.1 miles
Bus stop	Hail & Ride American Gardens	0.1 miles
Shop	Amia's Hair Studio	0.3 miles
Shop	Doreen Hair Fashions	0.3 miles
Train station	Harringay	0.4 miles
Train station	Manor House	0.4 miles
Hospital	Moorfields at Hoxton	2.7 miles
University	University of Wales Trinity Saint David London	2.7 miles
University	Paris Dauphine University - London Campus	2.8 miles
Hospital	Great Ormond Street Outpatients - Zebra and Hippo Clinic Areas	3.5 miles

Street-level crime

Category	Count
Anti-social behaviour	357
Violence and sexual offences	249
Theft from the person	105
Other theft	82
Public order	72
Vehicle crime	72
Shoplifting	66
Drugs	53
Robbery	52
Criminal damage and arson	49
Burglary	46
Possession of weapons	17
Bicycle theft	14
Other crime	12
Total incidents	1246

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
Stroud Green Primary School	Primary	0.2 miles	Good — 4 Mar 2013
St Aidan's Voluntary Controlled Primary School	Primary	0.3 miles	Outstanding — 12 Sep 2024
North Islington Nursery School	Nursery	0.5 miles	Good — 22 Nov 2012
Arts and Media School Islington	Secondary	0.5 miles	Good — 18 Jun 2023
Christ The King Catholic Primary School	Primary	0.5 miles	Good — 12 Jan 2015

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
2 Bed Flat, Endymion Road, N4	£2,000/mo	2	0.18 miles	OpenRent
2 Bed Flat, Perth Road, N4	£2,100/mo	2	0.28 miles	OpenRent

Average rent: £2,050/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £256,250

Target investor price (1%) £205,000

Gross yield 4.1%

Cost-to-rent ratio 24.2×

Monthly cashflow £-523/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.6%

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).