Sold STC Semi-detached

8 MANOR HALL AVENUE

LONDON, GREATER LONDON NW4 1NX

4 beds 1 baths 314 m² Listed 23 Jan 2020 (-2337d)

£1,195,000

Reduced on 25 Jul 2019

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# 4 bedroom semi-detached house for sale (NW4 1NX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 MANOR HALL AVENUE, LONDON, GREATER LONDON NW4 1NX |
| Price | £1,195,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Last sold | £1,050,000 Mar 2020 |

## Description

**** **** Imposing 4 bedroom family residence with garage and large well stocked and maintained garden. This substantial, character property has great potential for extension (subject to consent) and is located on this prestigious street close to Hendon Golf Course and within access of Brent Street's shopping and transport facilities.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/76962634/566665) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/76962634/566670) - EPC 1

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #5157375
- **Address:** 8 Manor Hall Avenue, LONDON, NW4 1NX
- **Certificate Issued:** 29/10/2007
- **Work Completed:** 15/10/2007
- **Items:** 1 window(s)

### FENSA Certificate #5125587
- **Address:** 8 Manor Hall Avenue, LONDON, NW4 1NX
- **Certificate Issued:** 15/10/2007
- **Work Completed:** 19/09/2007
- **Items:** 1 window(s)

### FENSA Certificate #14376869
- **Address:** 8 Manor Hall Avenue, LONDON, NW4 1NX
- **Certificate Issued:** 20/12/2020
- **Work Completed:** 27/11/2020
- **Items:** 7 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX | £1,050,000 | 17/03/2020 | 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 |
|---------|-------|------|------|
| 18 HOLDERS HILL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1EP | £860,000 | 31/10/2023 | Semi-detached |
| [Same street] 14 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX | £1,640,000 | 04/07/2023 | Detached |
| [Same street] 26 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX | £1,910,000 | 03/07/2023 | Semi-detached |
| 26 HOLDERS HILL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1ET | £650,000 | 09/06/2023 | Semi-detached |
| 7 HOLDERS HILL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1EN | £900,000 | 21/12/2022 | Semi-detached |
| 4 RIDGE CLOSE, LONDON, BARNET, GREATER LONDON, NW4 1ER | £1,380,000 | 21/12/2022 | Semi-detached |
| 1 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NY | £1,850,000 | 28/11/2022 | Semi-detached |
| 5 RIDGE CLOSE, LONDON, BARNET, GREATER LONDON, NW4 1ER | £990,000 | 26/10/2022 | Semi-detached |
| 11 HOLDERS HILL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1EN | £810,000 | 23/09/2022 | Semi-detached |
| 4 HOLDERS HILL DRIVE, LONDON, BARNET, GREATER LONDON, NW4 1NH | £930,000 | 20/06/2022 | Semi-detached |
| [Same street] 34 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX | £1,630,000 | 18/06/2021 | Detached |

**Street average:** £1,726,667 (3 sales)
**Area average:** £1,046,250 (8 sales)

## Price vs local average

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

- **Local average:** £692,143 (14 Semi-detached, NW4, 2024–2026)
- **Deviation:** +72.7%

## Rental Range

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

- **Low:** £1,738/mo
- **Realistic:** £1,931/mo
- **Optimistic:** £2,124/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £2,194/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 |
|------|------|------|------|------|
| 4 Bed Flat, Church Road, NW4 | £3,100/mo | 4 | 0.58 miles | OpenRent |

**Average rent: £3,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £387,500
- **Target investor price (1%):** £310,000

*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 £3,100/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 32.1×
- **Monthly cashflow:** £-1,941/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.7%

*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:** -3.2%
- **10y growth:** -8%

## House Price Index (HM Land Registry)

*Official index for Barnet; Semi-detached series; as of March 2026.*

- **1y growth (index):** -1.3%
- **5y growth (index):** 7.1%
- **10y growth (index):** 15.1%

## 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

314 m²

Last sold

£1,050,000 Mar 2020

Local average

£692,143 (+72.7%)

Deprivation

Decile 6 (17,271 of 33,755)

Street crime

309 incidents within 1 mile (Apr 2026)

Key features

Substantial Family Home
Through Lounge/Dining Room
Conservatory
Kitchen/Breakfast Room
4 Bedrooms
Guest WC
Beautiful Garden
Garage
Chain Free
Sole Agent

Additional details

Parking: Garage, Yes, Off street
Garden: Yes

Description

** ** Imposing 4 bedroom family residence with garage and large well stocked and maintained garden. This substantial, character property has great potential for extension (subject to consent) and is located on this prestigious street close to Hendon Golf Course and within access of Brent Street's shopping and transport facilities.

Listed by

Hendon

Dexters

Reference: 76962634

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #5157375

Property Details

Street: 8 Manor Hall Avenue

Town: LONDON

Postcode: NW4 1NX

Installation Details

Items: 1 window

Certificate Issued: 29/10/2007

Work Completed: 15/10/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #5125587

Property Details

Street: 8 Manor Hall Avenue

Town: LONDON

Postcode: NW4 1NX

Installation Details

Items: 1 window

Certificate Issued: 15/10/2007

Work Completed: 19/09/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #14376869

Property Details

Street: 8 Manor Hall Avenue

Town: LONDON

Postcode: NW4 1NX

Installation Details

Items: 7 windows

Certificate Issued: 20/12/2020

Work Completed: 27/11/2020

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	17/03/2020 (6 years ago)	£1,050,000	—

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
18 HOLDERS HILL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1EP	£860,000	31/10/2023	Semi-detached
Same street 14 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX	£1,640,000	04/07/2023	Detached
Same street 26 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX	£1,910,000	03/07/2023	Semi-detached
26 HOLDERS HILL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1ET	£650,000	09/06/2023	Semi-detached
7 HOLDERS HILL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1EN	£900,000	21/12/2022	Semi-detached
4 RIDGE CLOSE, LONDON, BARNET, GREATER LONDON, NW4 1ER	£1,380,000	21/12/2022	Semi-detached
1 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NY	£1,850,000	28/11/2022	Semi-detached
5 RIDGE CLOSE, LONDON, BARNET, GREATER LONDON, NW4 1ER	£990,000	26/10/2022	Semi-detached
11 HOLDERS HILL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1EN	£810,000	23/09/2022	Semi-detached
4 HOLDERS HILL DRIVE, LONDON, BARNET, GREATER LONDON, NW4 1NH	£930,000	20/06/2022	Semi-detached
Same street 34 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX	£1,630,000	18/06/2021	Detached

Street average: £1,726,667 (3 sales)

Area average: £1,046,250 (8 sales)

Capital growth trend

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

5y growth -3.2%

10y growth -8%

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

1y (index) -1.3%

5y (index) 7.1%

10y (index) 15.1%

Rental Range

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

Low £1,738/mo

Realistic £1,931/mo

Optimistic £2,124/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for Outer North London: £2,194/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NW4 1NX

Nearby

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

Type	Name	Distance
Bus stop	Great North Way	0.1 miles
Bus stop	Holders Hill Crescent	0.1 miles
Shop	Cake Create	0.4 miles
Shop	Mill Hill Mini Market	0.4 miles
Train station	Mill Hill East	0.8 miles
Train station	Finchley Central	1.1 miles
University	Flood Hazard Research Centre	1.1 miles
University	Middlesex University	1.1 miles
Hospital	Priory Hospital	4.8 miles
Hospital	North London Hospice Winchmore Hill	5.6 miles

Street-level crime

Category	Count
Violence and sexual offences	82
Anti-social behaviour	69
Vehicle crime	39
Other theft	24
Public order	20
Shoplifting	15
Burglary	14
Criminal damage and arson	14
Drugs	13
Other crime	7
Theft from the person	5
Bicycle theft	3
Robbery	3
Possession of weapons	1
Total incidents	309

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
Hasmonean High School for Boys	Secondary	0.1 miles	Good — 14 Dec 2023
Kisharon School	Other	0.3 miles	Good — 19 Mar 2023
Kisharon College	Other	0.4 miles	— (No rating)
Hendon Preparatory School	Other	0.4 miles	— (No rating)
Nancy Reuben Primary School	Other	0.5 miles	— (No rating)

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
4 Bed Flat, Church Road, NW4	£3,100/mo	4	0.58 miles	OpenRent

Average rent: £3,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.26%

Max investor price (0.8%) £387,500

Target investor price (1%) £310,000

Gross yield 3.1%

Cost-to-rent ratio 32.1×

Monthly cashflow £-1,941/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.7%

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).