# 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 |
| 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:** £548,074 (118 Flat, N4, 2024–2026)
- **Deviation:** +8.6%

## 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).*

## Capital growth trend

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

- **5y growth:** -2.3%
- **10y growth:** 12.8%

## 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)