# Studio flat for sale (N10 3PE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 51 QUEENS AVENUE, LONDON, LONDON, GREATER LONDON N10 3PE |
| Price | £199,950 |
| Last sold | £350,000 Jan 1995 |

## Description

A delightful STUDIO flat located on one of Muswell Hill's Royal Avenues and therefore only walking distance to the Broadway.  Set within an imposing Edwardian property this well presented studio flat offers a bright living space with large bay window and mezzanine sleeping area, a modern shower room and a recently installed kitchen area.  The flat is being offered with no-onward chain.

## Property Photos

- ![Photo](/listings/photos/26946475/1298898)
- ![Photo](/listings/photos/26946475/1298903)
- ![Photo](/listings/photos/26946475/1298905)
- ![Photo](/listings/photos/26946475/1298906)
- ![Photo](/listings/photos/26946475/1298909)

## Floorplans

- ![Floorplan 1](/listings/photos/26946475/1298910) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 51 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £350,000 | 19/01/1995 | 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 |
|---------|-------|------|------|
| [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 |
| [Same street] THE DORMERS, 53 - 55 FLAT 9 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £827,500 | 03/01/2025 | 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 |
| OLD CHAPEL PLACE FLAT 7 PRINCES AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3LT | £365,000 | 05/12/2023 | Flat |
| 125 AVENUE MEWS, LONDON, HARINGEY, GREATER LONDON, N10 3NN | £350,000 | 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 |
| 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 |
| 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 |
| 299 FLAT B QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN | £395,000 | 20/07/2022 | Flat |
| 299 FLAT A QUEENS LANE, LONDON, HARINGEY, GREATER LONDON, N10 1DN | £407,500 | 01/07/2022 | Flat |
| [Same street] 15C QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3PE | £465,000 | 27/06/2022 | Flat |
| 56 FLAT 4 QUEENS AVENUE, LONDON, HARINGEY, GREATER LONDON, N10 3NU | £722,000 | 30/05/2022 | Flat |
| 30 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HN | £590,000 | 23/05/2022 | Flat |
| 68 FORTIS GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N10 3HN | £560,000 | 31/03/2022 | 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:** £598,514 (14 sales)
**Area average:** £499,225 (20 sales)

## Price vs local average

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

- **Local average:** £518,670 (55 Flat, N10, 2024–2026)
- **Deviation:** -61.4%

## 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).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Fortis Green Road, N10 | £1,100/mo | 1 | 0.11 miles | OpenRent |
| 3 Bed Flat, Kings Avenue, N10 | £2,800/mo | 3 | 0.15 miles | OpenRent |
| 1 Bed Flat, Muswell Hill, N10 | £1,650/mo | 1 | 0.2 miles | OpenRent |
| 5 Bed Detached House, Muswell Hill Road, N10 | £9,317/mo | 5 | 0.25 miles | OpenRent |
| 3 Bed Flat, St James's Lane, N10 | £2,795/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Flat, Fortis Green, N2 | £2,395/mo | 3 | 0.35 miles | OpenRent |
| 1 Bed Flat, East Finchley, N2 | £1,550/mo | 1 | 0.7 miles | OpenRent |
| 4 Bed Terraced House, Park Hall Road, N2 | £5,750/mo | 4 | 0.73 miles | OpenRent |
| 4 Bed Semi-Detached House, Hertford Road, N2 | £4,500/mo | 4 | 0.78 miles | OpenRent |

**Average rent: £3,540/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 1.4% (strong)
- **Max investor price (0.8%):** £349,375
- **Target investor price (1%):** £279,500

*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 £2,795/mo).*

- **Gross yield:** 16.8%
- **Cost-to-rent:** 6×
- **Monthly cashflow:** £1,703/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 35.2%

*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:** 0.5%
- **10y growth:** 15.1%

## 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)