# 1 bedroom apartment for sale (N6 5DW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 36 AVENUE ROAD, LONDON, HIGHGATE, GREATER LONDON N6 5DW |
| Price | £525,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £500,000 Jul 2023 |

## Description

Although requiring modernisation, this extraordinary apartment presents a rare opportunity for the discerning purchaser to acquire a home of generous proportions for and apply their own style and decorative taste. The main body of accommodation comprises a self-contained one bedroom apartment but there is also an additional second bedroom with conservatory annex, located separately off the communal hall. This arrangement provides an ideal format for those in need of a room away from the main accommodation - ideal as a study space, therapy space and work-from-home solution. The entire premises comprises 979 sq. ft. of living space with leafy rear views over the communal garden which accessible via an external side gate.

Location:

Avenue Road lies toward the eastern fringe of Highgate, at the border with Crouch End. The varied shopping and places to eat of Crouch End Broadway are close at hand whilst The Parkland Walk (London's longest linear Local Nature Reserve) is almost at the doorstep. 

Highgate tube station (Northern Line) is within one mile.

## Property Photos

- ![Picture No. 03](/listings/photos/127369208/204479) - Picture No. 03
- ![Picture No. 07](/listings/photos/127369208/204480) - Picture No. 07
- ![Picture No. 11](/listings/photos/127369208/204481) - Picture No. 11
- ![Picture No. 12](/listings/photos/127369208/204482) - Picture No. 12
- ![Picture No. 14](/listings/photos/127369208/204483) - Picture No. 14
- ![Picture No. 16](/listings/photos/127369208/204484) - Picture No. 16
- ![Picture No. 02](/listings/photos/127369208/204485) - Picture No. 02
- ![Picture No. 05](/listings/photos/127369208/204486) - Picture No. 05
- ![Picture No. 10](/listings/photos/127369208/204488) - Picture No. 10
- ![Picture No. 13](/listings/photos/127369208/204489) - Picture No. 13
- ![Picture No. 08](/listings/photos/127369208/204490) - Picture No. 08
- ![Picture No. 15](/listings/photos/127369208/204491) - Picture No. 15
- ![Picture No. 06](/listings/photos/127369208/204493) - Picture No. 06
- ![Picture No. 09](/listings/photos/127369208/204495) - Picture No. 09
- ![Picture No. 04](/listings/photos/127369208/204497) - Picture No. 04

## Floorplans

- ![Picture No. 22](/listings/photos/127369208/204499) - Picture No. 22

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/127369208/204501) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 36 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £500,000 | 27/07/2023 | Flat |
| 36 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £949,950 | 15/04/2015 | 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 |
|---------|-------|------|------|
| 6C CRESCENT ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 8AT | £650,000 | 09/01/2026 | Flat |
| 14 FLAT 3 COOLHURST ROAD, LONDON, HARINGEY, GREATER LONDON, N8 8EL | £760,000 | 07/01/2026 | Flat |
| 140 FLAT 1 HORNSEY LANE, LONDON, ISLINGTON, GREATER LONDON, N6 5NS | £765,999 | 21/11/2025 | Flat |
| AVENUE HALL FLAT 7 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DN | £445,000 | 23/07/2025 | Flat |
| [Same street] 26 LOWER AND GROUND FLOOR FLAT AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £939,000 | 25/10/2024 | Flat |
| KNIGHTSWOOD COURT, 11 FLAT 10 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5XP | £535,000 | 15/12/2023 | Flat |
| NORTHERN HEIGHTS FLAT 21 CRESCENT ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 8AS | £480,000 | 24/11/2023 | Flat |
| 142D HORNSEY LANE, LONDON, ISLINGTON, GREATER LONDON, N6 5NS | £599,250 | 23/11/2023 | Flat |
| 144 FLAT 3 HORNSEY LANE, LONDON, ISLINGTON, GREATER LONDON, N6 5NS | £520,000 | 22/11/2023 | Flat |
| 6D CRESCENT ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 8AT | £525,000 | 03/10/2023 | Flat |
| 9 PARKGATE MEWS, LONDON, HARINGEY, GREATER LONDON, N6 5NB | £670,000 | 29/09/2023 | Flat |
| KINGSMEAD COURT, 17 FLAT 3 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DU | £590,000 | 29/09/2023 | Flat |
| 15 WILLIAMS CLOSE, LONDON, HARINGEY, GREATER LONDON, N8 8EN | £542,500 | 25/08/2023 | Flat |
| 125 FLAT 1 HORNSEY LANE, LONDON, HARINGEY, GREATER LONDON, N6 5NH | £730,000 | 21/08/2023 | Flat |
| 54 GARDEN FLAT AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DR | £940,000 | 11/08/2023 | Flat |
| 15 FLAT 2 COOLHURST ROAD, LONDON, HARINGEY, GREATER LONDON, N8 8EP | £572,500 | 01/06/2023 | Flat |
| [Same street] 38 FLAT 2 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £335,000 | 18/04/2023 | Flat |
| [Same street] 38 FLAT 5 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £335,000 | 18/04/2023 | Flat |
| [Same street] 38 FLAT 8 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £320,000 | 18/04/2023 | Flat |
| [Same street] 38 FLAT 7 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £320,000 | 18/04/2023 | Flat |
| 56A AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DR | £355,000 | 11/04/2023 | Flat |
| [Same street] 24B AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £466,900 | 12/01/2023 | Flat |
| 58 FLAT 4 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DR | £390,000 | 08/12/2022 | Flat |
| 6C CRESCENT ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 8AT | £640,000 | 08/12/2022 | Flat |
| KINGSMEAD COURT, 17 FLAT 10 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DU | £675,000 | 18/11/2022 | Flat |
| 6 RIDGEWAY GARDENS, LONDON, HARINGEY, GREATER LONDON, N6 5XR | £770,000 | 17/11/2022 | Flat |
| [Same street] 34 GROUND AND LOWER GROUND FLOOR MAISONETTE AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £1,640,000 | 28/10/2022 | Flat |
| [Same street] 22 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £1,237,000 | 26/08/2022 | Flat |
| [Same street] 6 AVENUE ROAD, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5DW | £12,000,000 | 01/07/2022 | Other |

**Street average:** £1,954,767 (9 sales)
**Area average:** £607,762 (20 sales)

## Price vs local average

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

- **Local average:** £709,615 (39 Flat, N6, 2024–2026)
- **Deviation:** -26%

## 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):** £648/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 |
|------|------|------|------|------|
| 1 Bed Flat, Archway Road, N6 | £1,200/mo | 1 | 0.4 miles | OpenRent |
| Studio Flat, Ferme Park Road, N8 | £1,400/mo | 1 | 0.7 miles | OpenRent |
| Studio Flat, Ferme Park Road, N8 | £1,400/mo | 1 | 0.7 miles | OpenRent |

**Average rent: £1,333/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.3×
- **Monthly cashflow:** £-833/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.6%

*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:** -10.1%
- **10y growth:** 3.1%

## 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)