# 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 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 45 m² |
| Last sold | £242,360 Mar 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 16/02/2030
- **Current heating cost:** £175/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9638-4077-7202-6890-1274)

## 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.

## 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).*

## Price per Square Metre

- **£/m²:** £7,778/m²

## 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)