Sold STC Semi-detached

115 FARNDALE AVENUE

LONDON, GREATER LONDON N13 5AJ

3 beds 1 baths 90 m² Listed 7 Aug 2018 (-2906d)

£560,000

Reduced on 17 Oct 2018

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# 3 bedroom semi-detached house for sale (N13 5AJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 115 FARNDALE AVENUE, LONDON, GREATER LONDON N13 5AJ |
| Price | £560,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £547,000 Apr 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 24/09/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £748/year
- **Est. upgrade cost to C:** £21,745

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W (£800 - £1,200)
- E (£20)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8042-7921-0470-4165-5926)

## Description

Winkworth are pleased to offer this stunning three bedroom semi-detached house situated on a popular residential turning within easy reach schools and approximately 0.7 miles to Palmers Green BR station. The property has been refurbished to a high standard and improved throughout providing living accommodation consisting of a spacious front reception room, a generous kitchen/diner, generously proportioned bedrooms, and a family bathroom. Additional benefits include planning permission for a two-storey side extension, a garage, a larger than average driveway and a secluded landscaped rear garden.

## Property Photos

- ![Picture No. 04](/listings/photos/55938627/1317735) - Picture No. 04
- ![Picture No. 09](/listings/photos/55938627/1317736) - Picture No. 09
- ![Picture No. 11](/listings/photos/55938627/1317738) - Picture No. 11
- ![Picture No. 10](/listings/photos/55938627/1317741) - Picture No. 10
- ![Picture No. 12](/listings/photos/55938627/1317743) - Picture No. 12
- ![Picture No. 08](/listings/photos/55938627/1317746) - Picture No. 08
- ![Picture No. 05](/listings/photos/55938627/1317747) - Picture No. 05
- ![Picture No. 06](/listings/photos/55938627/1317749) - Picture No. 06
- ![Picture No. 07](/listings/photos/55938627/1317750) - Picture No. 07
- ![Picture No. 13](/listings/photos/55938627/1317751) - Picture No. 13
- ![Picture No. 02](/listings/photos/55938627/1317752) - Picture No. 02
- ![Picture No. 03](/listings/photos/55938627/1317753) - Picture No. 03
- ![Picture No. 15](/listings/photos/55938627/1317754) - Picture No. 15
- ![Picture No. 17](/listings/photos/55938627/1317756) - Picture No. 17
- ![Picture No. 14](/listings/photos/55938627/1317758) - Picture No. 14

## Floorplans

- ![Floorplan](/listings/photos/55938627/1317762) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/55938627/1317764) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #9485499
- **Address:** 115 Farndale Avenue, LONDON, N13 5AJ
- **Certificate Issued:** 22/04/2013
- **Work Completed:** 11/03/2013
- **Items:** 8 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 115 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AJ | £547,000 | 17/04/2019 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 90 BARROWELL GREEN, LONDON, ENFIELD, GREATER LONDON, N21 3AY | £550,000 | 21/01/2026 | Semi-detached |
| 1 LEACROFT CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 3AW | £500,000 | 11/12/2025 | Semi-detached |
| 1 GREENWOOD GARDENS, LONDON, ENFIELD, GREATER LONDON, N13 5RT | £650,000 | 07/11/2022 | Semi-detached |
| 109 CARPENTER GARDENS, LONDON, ENFIELD, GREATER LONDON, N21 3HH | £500,000 | 16/09/2022 | Semi-detached |
| 16 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AQ | £630,000 | 14/07/2022 | Semi-detached |
| [Same street] 137 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AJ | £285,000 | 24/05/2022 | Flat |
| 34 CRAWFORD GARDENS, LONDON, ENFIELD, GREATER LONDON, N13 5TD | £680,000 | 03/05/2022 | Semi-detached |
| 87 ASH GROVE, LONDON, ENFIELD, GREATER LONDON, N13 5AW | £615,000 | 29/04/2022 | Semi-detached |
| 7 THE ROWANS, LONDON, ENFIELD, GREATER LONDON, N13 5AD | £645,000 | 25/03/2022 | Semi-detached |
| 74 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AG | £625,000 | 24/03/2022 | Semi-detached |
| 72 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AG | £520,000 | 17/12/2021 | Semi-detached |
| 19 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AH | £575,000 | 17/12/2021 | Semi-detached |
| [Same street] 145A FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AJ | £299,995 | 05/11/2021 | Flat |

**Street average:** £292,498 (2 sales)
**Area average:** £590,000 (11 sales)

## Price vs local average

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

- **Local average:** £758,536 (14 Semi-detached, N13, 2024–2026)
- **Deviation:** -26.2%

## Rental Range

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

- **Low:** £1,609/mo
- **Realistic:** £1,788/mo
- **Optimistic:** £1,967/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £808/mo

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £223,500
- **Target investor price (1%):** £178,800

*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:** £6,222/m²

## Capital growth trend

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

- **5y growth:** 10.8%
- **10y growth:** 72.7%

## House Price Index (HM Land Registry)

*Official index for Enfield; Semi-detached series; as of April 2026.*

- **1y growth (index):** 0%
- **5y growth (index):** 9.3%
- **10y growth (index):** 21.8%

## 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

90 m²

EPC rating

Last sold

£547,000 Apr 2019

Price per m²

£6,222/m²

Local average

£758,536 (-26.2%)

Deprivation

Decile 3 (9,597 of 33,755)

Street crime

366 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Palmers Green

Winkworth

Reference: 55938627

EPC Rating & Upgrade Cost

This certificate expired on 24/09/2022. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 25/09/2012

Expiry date: 24/09/2022 (expired)

Current heating cost: £748/year

Potential heating cost: £408/year

Est. upgrade cost to C: £21,745

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
Floor insulation (£800 - £1,200)
Low energy lighting for all fixed outlets (£20)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

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

FENSA Certificate #9485499

Property Details

Street: 115 Farndale Avenue

Town: LONDON

Postcode: N13 5AJ

Installation Details

Items: 8 windows and 1 door

Certificate Issued: 22/04/2013

Work Completed: 11/03/2013

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	17/04/2019 (7 years ago)	£547,000	—

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
90 BARROWELL GREEN, LONDON, ENFIELD, GREATER LONDON, N21 3AY	£550,000	21/01/2026	Semi-detached
1 LEACROFT CLOSE, LONDON, ENFIELD, GREATER LONDON, N21 3AW	£500,000	11/12/2025	Semi-detached
1 GREENWOOD GARDENS, LONDON, ENFIELD, GREATER LONDON, N13 5RT	£650,000	07/11/2022	Semi-detached
109 CARPENTER GARDENS, LONDON, ENFIELD, GREATER LONDON, N21 3HH	£500,000	16/09/2022	Semi-detached
16 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AQ	£630,000	14/07/2022	Semi-detached
Same street 137 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AJ	£285,000	24/05/2022	Flat
34 CRAWFORD GARDENS, LONDON, ENFIELD, GREATER LONDON, N13 5TD	£680,000	03/05/2022	Semi-detached
87 ASH GROVE, LONDON, ENFIELD, GREATER LONDON, N13 5AW	£615,000	29/04/2022	Semi-detached
7 THE ROWANS, LONDON, ENFIELD, GREATER LONDON, N13 5AD	£645,000	25/03/2022	Semi-detached
74 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AG	£625,000	24/03/2022	Semi-detached
72 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AG	£520,000	17/12/2021	Semi-detached
19 FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AH	£575,000	17/12/2021	Semi-detached
Same street 145A FARNDALE AVENUE, LONDON, ENFIELD, GREATER LONDON, N13 5AJ	£299,995	05/11/2021	Flat

Street average: £292,498 (2 sales)

Area average: £590,000 (11 sales)

Capital growth trend

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

5y growth 10.8%

10y growth 72.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Enfield. Series: Semi-detached. As of April 2026.

1y (index) 0%

5y (index) 9.3%

10y (index) 21.8%

Rental Range

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

Low £1,609/mo

Realistic £1,788/mo

Optimistic £1,967/mo

Based on Local Authority from postcode lookup → Enfield.

LHA (30th percentile) floor for Peterborough: £808/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N13 5AJ

Nearby

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

Type	Name	Distance
Hospital	North London Hospice Winchmore Hill	0.1 miles
Bus stop	The Fairway	0.2 miles
Shop	Electrohill	0.2 miles
Shop	Men Shun Fireworks	0.2 miles
Train station	Winchmore Hill	0.7 miles
Train station	Palmers Green	0.8 miles
Hospital	Priory Hospital	1.2 miles
University	Central Belsize Square	6.3 miles
University	University of Wales Trinity Saint David London	6.3 miles

Street-level crime

Category	Count
Violence and sexual offences	110
Anti-social behaviour	91
Vehicle crime	44
Other theft	25
Burglary	18
Drugs	15
Public order	15
Shoplifting	15
Theft from the person	12
Robbery	7
Possession of weapons	6
Other crime	4
Bicycle theft	3
Criminal damage and arson	1
Total incidents	366

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
Winchmore School	Secondary	0.3 miles	Good — 24 Oct 2013
Highfield Primary School	Primary	0.3 miles	Outstanding — 18 May 2016
Palmers Green High School	Other	0.5 miles	— (No rating)
Firs Farm Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
Hazelwood Junior School	Primary	0.6 miles	Good — 11 Sep 2014

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.32%

Max investor price (0.8%) £223,500

Target investor price (1%) £178,800

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).