Sold Flat

32 STONEBRIDGE ROAD

LONDON, GREATER LONDON N15 5PF

2 beds 45 m² Listed 18 Mar 2022 (-1552d)

£350,000

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# 2 bedroom flat for sale (N15 5PF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 STONEBRIDGE ROAD, LONDON, GREATER LONDON N15 5PF |
| Price | £350,000 |
| Bedrooms | 2 |
| Last sold | £242,360 Mar 2020 |

## Description

Situated in a prime location within the heart of Tottenham, the property is a short walk away from Seven Sisters Station (Zone 3 - National Rail and Victoria Line). The excellent bus and transport links provides easy access to the surrounding areas and Central London. Seven Sisters High Road provides an abundance of local shops, cafes and amenities with a range of schools and colleges in the area. Tottenham Retail Park is a short drive away and benefits from restaurants and department stores.

## Property Photos

- ![Kitchen.jpg](/listings/photos/121249115/610367) - Kitchen.jpg
- ![Lounge Diner.jpg](/listings/photos/121249115/610369) - Lounge Diner.jpg
- ![Bathroom.jpg](/listings/photos/121249115/610372) - Bathroom.jpg
- ![Bedroom.jpg](/listings/photos/121249115/610375) - Bedroom.jpg
- ![Bedroom 2.jpg](/listings/photos/121249115/610379) - Bedroom 2.jpg
- ![External.jpg](/listings/photos/121249115/610381) - External.jpg

## Floorplans

- ![Floorplan 1](/listings/photos/121249115/610385) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/121249115/610388) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF | £242,360 | 30/03/2020 | 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 |
|---------|-------|------|------|
| 162 GROUND FLOOR FLAT HIGH ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NU | £345,000 | 04/11/2025 | Flat |
| 182 FLAT 4 PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS | £232,000 | 04/07/2025 | Flat |
| 190 FLAT 1 PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NP | £506,000 | 31/01/2025 | Flat |
| 30 COLLESS ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NR | £363,000 | 30/10/2023 | Flat |
| [Same street] 60 FIRST FLOOR FLAT STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF | £210,000 | 25/10/2023 | Flat |
| [Same street] 30 STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF | £250,000 | 01/08/2023 | Terraced |
| [Same street] 42 STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF | £250,000 | 09/05/2023 | Flat |
| 210 HIGH ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NP | £225,000 | 22/12/2022 | Flat |
| 2B FLAT 2 WESTERFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5LD | £445,000 | 20/12/2022 | Flat |
| 18A SUFFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5JX | £2,560,568 | 07/11/2022 | Flat |
| 24 SUFFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5JX | £2,560,568 | 07/11/2022 | Flat |
| 24 SUFFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5JX | £2,560,568 | 07/11/2022 | Flat |
| 18 SUFFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5JX | £2,560,568 | 07/11/2022 | Flat |
| 164 FLAT 4 HIGH ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NU | £245,000 | 05/09/2022 | Flat |
| 32 WESTERFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5LD | £300,000 | 18/03/2022 | Flat |
| 166 FLAT C PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NU | £524,440 | 18/02/2022 | Flat |
| 20 FIRST AND SECOND FLOOR FLAT CROWLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N15 6UT | £464,000 | 26/01/2022 | Flat |
| 170A PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS | £327,500 | 18/11/2021 | Flat |
| 170B PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS | £327,500 | 18/11/2021 | Flat |

**Street average:** £236,667 (3 sales)
**Area average:** £909,170 (16 sales)

## Price vs local average

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

- **Local average:** £384,044 (34 Flat, N15, 2024–2026)
- **Deviation:** -8.9%

## 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, Southey Road, N15 | £875/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, Rangemoor Road, N15 | £2,250/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Broad Lane, N15 | £2,250/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, High Road, N15 | £1,930/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, London, N15 | £2,300/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Terraced House, Norfolk Avenue, N15 | £2,300/mo | 2 | 0.32 miles | OpenRent |

**Average rent: £1,984/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.64% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 7.7%
- **Cost-to-rent:** 13×
- **Monthly cashflow:** £622/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.3%

*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:** -14.3%
- **10y growth:** 8.1%

## 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)

Kitchen.jpg Lounge Diner.jpg Bathroom.jpg Bedroom.jpg Bedroom 2.jpg External.jpg

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Property details

Tenure

LEASEHOLD

Floor area

45 m²

Last sold

£242,360 Mar 2020

Local average

£384,044 (-8.9%)

Deprivation

Decile 2 (3,942 of 33,755)

Street crime

1085 incidents within 1 mile (Apr 2026)

Key features

Two Bedroom Flat
Immaculate Condition
Open Plan Kitchen Living Room
Double Bedrooms
Lease: 90+ Years
1st Floor
Chain Free
Sought After Location
Minutes Away from Seven Sisters Station
Awaiting EPC Rating

Description

Kings Group are delighted to present this two bedroom flat on the first floor minutes away from Seven Sisters Underground and Overground Station. The property is in immaculate condition throughout and benefits from a spacious light and airy lounge and modern fitted kitchen with dining space, two double bedrooms and three piece bathroom suite. This would be a great opportunity for first time buyers or an investor.

Situated in a prime location within the heart of Tottenham, the property is a short walk away from Seven Sisters Station (Zone 3 - National Rail and Victoria Line). The excellent bus and transport links provides easy access to the surrounding areas and Central London. Seven Sisters High Road provides an abundance of local shops, cafes and amenities with a range of schools and colleges in the area. Tottenham Retail Park is a short drive away and benefits from restaurants and department stores.

Listed by

Tottenham

Kings Group

Reference: 121249115

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

EE Rating

Price history

Event	Date	Price	% change
Sold	30/03/2020 (6 years ago)	£242,360	—

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
162 GROUND FLOOR FLAT HIGH ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NU	£345,000	04/11/2025	Flat
182 FLAT 4 PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS	£232,000	04/07/2025	Flat
190 FLAT 1 PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NP	£506,000	31/01/2025	Flat
30 COLLESS ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NR	£363,000	30/10/2023	Flat
Same street 60 FIRST FLOOR FLAT STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF	£210,000	25/10/2023	Flat
Same street 30 STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF	£250,000	01/08/2023	Terraced
Same street 42 STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF	£250,000	09/05/2023	Flat
210 HIGH ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NP	£225,000	22/12/2022	Flat
2B FLAT 2 WESTERFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5LD	£445,000	20/12/2022	Flat
18A SUFFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5JX	£2,560,568	07/11/2022	Flat
24 SUFFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5JX	£2,560,568	07/11/2022	Flat
24 SUFFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5JX	£2,560,568	07/11/2022	Flat
18 SUFFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5JX	£2,560,568	07/11/2022	Flat
164 FLAT 4 HIGH ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NU	£245,000	05/09/2022	Flat
32 WESTERFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5LD	£300,000	18/03/2022	Flat
166 FLAT C PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NU	£524,440	18/02/2022	Flat
20 FIRST AND SECOND FLOOR FLAT CROWLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N15 6UT	£464,000	26/01/2022	Flat
170A PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS	£327,500	18/11/2021	Flat
170B PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS	£327,500	18/11/2021	Flat

Street average: £236,667 (3 sales)

Area average: £909,170 (16 sales)

Capital growth trend

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

5y growth -14.3%

10y growth 8.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Haringey. Series: Flats and maisonettes. As of March 2026.

1y (index) -1.8%

5y (index) 3.8%

10y (index) 10.4%

Rental Range

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

Low £1,993/mo

Realistic £2,214/mo

Optimistic £2,435/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N15 5PF

Nearby

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

Type	Name	Distance
Shop	Reis Supermarket	0.0 miles
Bus stop	Birstall Road / Seven Sisters Station	0.1 miles
Train station	Seven Sisters	0.1 miles
Bus stop	Stonebridge Road / Seven Sisters Station	0.1 miles
Shop	Seven Foods Limited	0.1 miles
Train station	South Tottenham	0.1 miles
Hospital	North London Hospice Winchmore Hill	3.1 miles
Hospital	Moorfields at Hoxton	3.3 miles
University	University of Wales Trinity Saint David London	3.4 miles
University	Paris Dauphine University - London Campus	3.8 miles

Street-level crime

Category	Count
Anti-social behaviour	271
Violence and sexual offences	270
Shoplifting	85
Vehicle crime	77
Other theft	67
Theft from the person	67
Public order	66
Criminal damage and arson	62
Drugs	37
Burglary	32
Robbery	24
Other crime	12
Bicycle theft	9
Possession of weapons	6
Total incidents	1085

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
Earlsmead Primary School	Primary	0.3 miles	Good — 4 Jul 2012
Crowland Primary School	Primary	0.3 miles	— (Inspected (no overall grade))
St Ignatius RC Primary School	Primary	0.3 miles	Good — 4 Jun 2015
Ambitious College	Other	0.3 miles	— (No rating)
Seven Sisters Primary School	Primary	0.4 miles	Good — 8 Mar 2016

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, Southey Road, N15	£875/mo	2	0.23 miles	OpenRent
2 Bed Flat, Rangemoor Road, N15	£2,250/mo	2	0.24 miles	OpenRent
2 Bed Flat, Broad Lane, N15	£2,250/mo	2	0.24 miles	OpenRent
2 Bed Flat, High Road, N15	£1,930/mo	2	0.3 miles	OpenRent
2 Bed Flat, London, N15	£2,300/mo	2	0.32 miles	OpenRent
2 Bed Terraced House, Norfolk Avenue, N15	£2,300/mo	2	0.32 miles	OpenRent

Average rent: £1,984/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.64%

Max investor price (0.8%) £281,250

Target investor price (1%) £225,000

Gross yield 7.7%

Cost-to-rent ratio 13×

Monthly cashflow £622/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.3%

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).

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