Sold STC Flat

42 REDBOURNE AVENUE

LONDON, GREATER LONDON N3 2BS

2 beds 2 baths 818 sq ft Listed 24 Nov 2022 (-1304d)

£650,000

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# 2 bedroom apartment for sale (N3 2BS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 42 REDBOURNE AVENUE, LONDON, GREATER LONDON N3 2BS |
| Price | £650,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 76 m² |
| Last sold | £630,000 Jan 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 21/08/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £667/year
- **Est. upgrade cost to C:** £15,080

### Recommendations
- Q (£4,000  -  £14,000)
- W (£800  -  £1,200)
- D (£80  -  £120)
- E (£80)
- O (£3,300  -  £6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2628-3086-7278-2874-0964)

## Description

The Owners Love

"We love how cool it is in the summer (never revealed more so than in the recent heatwave) and yet how easy it is to (not too) warm in the winter"

"We love the location. It's very peaceful and yet a 3 minute walk to the high road and 6 minutes to the tube. As it's a cul de sac, the lack of through traffic adds to the peace and quiet + also adding to the neighbourly element. We have lovely neighbours"

"We love the hybrid element of the open-plan but yet slightly separate living room/kitchen area. This always works well when having guests over"

We've Noticed

The property benefits from an off street parking space and Redbourne Avenue is a controlled parking zone between 14:00 – 15:00 Mon - Fri.

To fully appreciate the quality of finish you should arrange to view the property at your earliest convenience.

## Property Photos

- ![Picture No. 26](/listings/photos/129444347/686598) - Picture No. 26
- ![Picture No. 30](/listings/photos/129444347/686599) - Picture No. 30
- ![Picture No. 24](/listings/photos/129444347/686600) - Picture No. 24
- ![Picture No. 21](/listings/photos/129444347/686604) - Picture No. 21
- ![Picture No. 25](/listings/photos/129444347/686608) - Picture No. 25
- ![Picture No. 27](/listings/photos/129444347/686612) - Picture No. 27
- ![Picture No. 29](/listings/photos/129444347/686618) - Picture No. 29
- ![Picture No. 22](/listings/photos/129444347/686623) - Picture No. 22
- ![Picture No. 17](/listings/photos/129444347/686634) - Picture No. 17
- ![Picture No. 19](/listings/photos/129444347/686641) - Picture No. 19
- ![Picture No. 20](/listings/photos/129444347/686652) - Picture No. 20
- ![Picture No. 23](/listings/photos/129444347/686656) - Picture No. 23
- ![Picture No. 18](/listings/photos/129444347/686661) - Picture No. 18
- ![Picture No. 28](/listings/photos/129444347/686666) - Picture No. 28

## Floorplans

- ![Floorplan](/listings/photos/129444347/686672) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/129444347/686677) - EPC Rating Graph

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #10265471
- **Address:** 42 Redbourne Avenue, LONDON, N3 2BS
- **Certificate Issued:** 06/05/2014
- **Work Completed:** 14/04/2014
- **Items:** 2 window(s)

### FENSA Certificate #15877292
- **Address:** 42 Redbourne Avenue, LONDON, N3 2BS
- **Certificate Issued:** 30/07/2023
- **Work Completed:** 06/07/2023
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 42 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BS | £630,000 | 06/01/2023 | 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 |
|---------|-------|------|------|
| [Same street] 16 FLAT 2 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BS | £1,200,000 | 26/11/2025 | Flat |
| PREMIER LODGE, 1 FLAT 7 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BE | £250,000 | 21/11/2025 | Flat |
| 82 STATION ROAD, LONDON, BARNET, GREATER LONDON, N3 2SA | £282,500 | 18/12/2023 | Flat |
| REDBOURNE HOUSE FLAT 1 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BT | £385,000 | 03/11/2023 | Flat |
| FLAT 2, 47 HERVEY CLOSE, LONDON, BARNET, GREATER LONDON, N3 2HG | £580,000 | 19/05/2023 | Flat |
| 48 FLAT A LONG LANE, LONDON, BARNET, GREATER LONDON, N3 2PU | £585,000 | 26/04/2023 | Flat |
| 77B BALLARDS LANE, FINCHLEY, LONDON, BARNET, GREATER LONDON, N3 1XT | £325,000 | 04/04/2023 | Flat |
| 62B PRINCES AVENUE, LONDON, BARNET, GREATER LONDON, N3 2DB | £550,000 | 20/12/2022 | Flat |
| 56 FLAT 4 STATION ROAD, LONDON, BARNET, GREATER LONDON, N3 2SA | £300,000 | 10/10/2022 | Flat |
| 56 FLAT 6 STATION ROAD, LONDON, BARNET, GREATER LONDON, N3 2SA | £300,000 | 10/10/2022 | Flat |
| 47 FLAT 1 HERVEY CLOSE, LONDON, BARNET, GREATER LONDON, N3 2HG | £583,920 | 04/07/2022 | Flat |
| [Same street] 26 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BS | £1,650,000 | 08/06/2022 | Semi-detached |
| 65A PRINCES AVENUE, LONDON, BARNET, GREATER LONDON, N3 2DA | £300,000 | 16/05/2022 | Flat |
| PREMIER LODGE, 1 FLAT 2 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BE | £300,000 | 26/04/2022 | Flat |
| 54 GROUND FLOOR FLAT PRINCES AVENUE, LONDON, BARNET, GREATER LONDON, N3 2DB | £705,000 | 16/02/2022 | Flat |
| 53C PRINCES AVENUE, LONDON, BARNET, GREATER LONDON, N3 2DA | £415,000 | 23/11/2021 | Flat |
| [Same street] 28 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BS | £1,275,000 | 21/09/2021 | Semi-detached |
| [Same street] 34 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BS | £565,000 | 01/09/2021 | Flat |
| STANTON COURT FLAT 9 PRINCES AVENUE, LONDON, BARNET, GREATER LONDON, N3 2DF | £505,000 | 28/06/2021 | Flat |

**Street average:** £1,172,500 (4 sales)
**Area average:** £424,428 (15 sales)

## Price vs local average

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

- **Local average:** £491,152 (33 Flat, N3, 2024–2026)
- **Deviation:** +32.3%

## 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 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, Lichfield Grove, N3 | £2,200/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Bungalow, Elscot House, N3 | £2,250/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, London, N3 | £1,850/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Maisonette, Grosvenor Road, N3 | £2,200/mo | 2 | 0.49 miles | OpenRent |
| 2 Bed Flat, Grosvenor Road, N3 | £2,200/mo | 2 | 0.49 miles | OpenRent |
| 2 Bed Flat, Ballards Lane, N3 | £2,300/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Flat, London, N3 | £2,300/mo | 2 | 0.55 miles | OpenRent |

**Average rent: £2,186/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.6×
- **Monthly cashflow:** £-605/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.8%

*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:** £8,553/m²

## Capital growth trend

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

- **5y growth:** -2.1%
- **10y growth:** 14.6%

## House Price Index (HM Land Registry)

*Official index for Barnet; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6.5%
- **5y growth (index):** -4.5%
- **10y growth (index):** -0.2%

## 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

SHARE_OF_FREEHOLD

Floor area

76 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£630,000 Jan 2023

Price per m²

£8,553/m²

Local average

£491,152 (+32.3%)

Deprivation

Decile 7 (22,747 of 33,755)

Street crime

346 incidents within 1 mile (Apr 2026)

Key features

2 Bedrooms
1 Living room
1 Family bathroom + en suite
Semi open-plan kitchen
Private garden
Garden studio
Period features
Council Tax Band D

Additional details

Parking: Yes
Garden: Yes

Description

SOLD - PLEASE GET IN TOUCH TO REGISTER WITH THE TEAM TO BE INFORMED OF OTHER PROPERTIES THAT ARE NOT ONLINE. A fully modernised two bedroom, two bathroom ground floor Edwardian conversion apartment with garden.

The Owners Love
"We love how cool it is in the summer (never revealed more so than in the recent heatwave) and yet how easy it is to (not too) warm in the winter"
"We love the location. It's very peaceful and yet a 3 minute walk to the high road and 6 minutes to the tube. As it's a cul de sac, the lack of through traffic adds to the peace and quiet + also adding to the neighbourly element. We have lovely neighbours"
"We love the hybrid element of the open-plan but yet slightly separate living room/kitchen area. This always works well when having guests over"

We've Noticed
The property benefits from an off street parking space and Redbourne Avenue is a controlled parking zone between 14:00 – 15:00 Mon - Fri.
To fully appreciate the quality of finish you should arrange to view the property at your earliest convenience.

Listed by

Finchley

Martyn Gerrard

Reference: 129444347

EPC Rating & Upgrade Cost

This certificate expired on 21/08/2024. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: C

Inspection date: 22/08/2014

Expiry date: 21/08/2024 (expired)

Current heating cost: £667/year

Potential heating cost: £311/year

Est. upgrade cost to C: £15,080

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)
Draughtproof single-glazed windows (£80 - £120)
Low energy lighting for all fixed outlets (£80)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #10265471

Property Details

Street: 42 Redbourne Avenue

Town: LONDON

Postcode: N3 2BS

Installation Details

Items: 2 windows

Certificate Issued: 06/05/2014

Work Completed: 14/04/2014

This certificate data was retrieved from FENSA's database

FENSA Certificate #15877292 Recent

Property Details

Street: 42 Redbourne Avenue

Town: LONDON

Postcode: N3 2BS

Installation Details

Items: 1 window

Certificate Issued: 30/07/2023

Work Completed: 06/07/2023

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	06/01/2023 (3 years ago)	£630,000	—

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
Same street 16 FLAT 2 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BS	£1,200,000	26/11/2025	Flat
PREMIER LODGE, 1 FLAT 7 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BE	£250,000	21/11/2025	Flat
82 STATION ROAD, LONDON, BARNET, GREATER LONDON, N3 2SA	£282,500	18/12/2023	Flat
REDBOURNE HOUSE FLAT 1 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BT	£385,000	03/11/2023	Flat
FLAT 2, 47 HERVEY CLOSE, LONDON, BARNET, GREATER LONDON, N3 2HG	£580,000	19/05/2023	Flat
48 FLAT A LONG LANE, LONDON, BARNET, GREATER LONDON, N3 2PU	£585,000	26/04/2023	Flat
77B BALLARDS LANE, FINCHLEY, LONDON, BARNET, GREATER LONDON, N3 1XT	£325,000	04/04/2023	Flat
62B PRINCES AVENUE, LONDON, BARNET, GREATER LONDON, N3 2DB	£550,000	20/12/2022	Flat
56 FLAT 4 STATION ROAD, LONDON, BARNET, GREATER LONDON, N3 2SA	£300,000	10/10/2022	Flat
56 FLAT 6 STATION ROAD, LONDON, BARNET, GREATER LONDON, N3 2SA	£300,000	10/10/2022	Flat
47 FLAT 1 HERVEY CLOSE, LONDON, BARNET, GREATER LONDON, N3 2HG	£583,920	04/07/2022	Flat
Same street 26 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BS	£1,650,000	08/06/2022	Semi-detached
65A PRINCES AVENUE, LONDON, BARNET, GREATER LONDON, N3 2DA	£300,000	16/05/2022	Flat
PREMIER LODGE, 1 FLAT 2 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BE	£300,000	26/04/2022	Flat
54 GROUND FLOOR FLAT PRINCES AVENUE, LONDON, BARNET, GREATER LONDON, N3 2DB	£705,000	16/02/2022	Flat
53C PRINCES AVENUE, LONDON, BARNET, GREATER LONDON, N3 2DA	£415,000	23/11/2021	Flat
Same street 28 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BS	£1,275,000	21/09/2021	Semi-detached
Same street 34 REDBOURNE AVENUE, LONDON, BARNET, GREATER LONDON, N3 2BS	£565,000	01/09/2021	Flat
STANTON COURT FLAT 9 PRINCES AVENUE, LONDON, BARNET, GREATER LONDON, N3 2DF	£505,000	28/06/2021	Flat

Street average: £1,172,500 (4 sales)

Area average: £424,428 (15 sales)

Capital growth trend

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

5y growth -2.1%

10y growth 14.6%

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

1y (index) -6.5%

5y (index) -4.5%

10y (index) -0.2%

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 Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N3 2BS

Nearby

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

Type	Name	Distance
Shop	Fones Link	0.1 miles
Shop	East European Food	0.1 miles
Bus stop	Finchley Central Station	0.1 miles
Train station	Finchley Central	0.1 miles
Train station	West Finchley	0.5 miles
University	Flood Hazard Research Centre	2.3 miles
University	Middlesex University	2.3 miles
Hospital	Priory Hospital	3.7 miles
Hospital	North London Hospice Winchmore Hill	4.5 miles

Street-level crime

Category	Count
Anti-social behaviour	91
Violence and sexual offences	87
Public order	30
Vehicle crime	29
Other theft	23
Burglary	20
Criminal damage and arson	19
Shoplifting	15
Other crime	9
Robbery	8
Drugs	7
Theft from the person	6
Bicycle theft	2
Total incidents	346

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
Manorside Primary School	Primary	0.4 miles	Good — 12 Jun 2024
Pardes House Grammar School	Other	0.4 miles	Requires improvement — 25 Sep 2024
Pardes House Primary School	Primary	0.4 miles	Good — 27 Apr 2011
Akiva School	Primary	0.5 miles	Good — 23 Oct 2013
St Mary's CofE Primary School	Primary	0.5 miles	Good — 1 Mar 2022

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, Lichfield Grove, N3	£2,200/mo	2	0.23 miles	OpenRent
2 Bed Bungalow, Elscot House, N3	£2,250/mo	2	0.3 miles	OpenRent
2 Bed Flat, London, N3	£1,850/mo	2	0.34 miles	OpenRent
2 Bed Maisonette, Grosvenor Road, N3	£2,200/mo	2	0.49 miles	OpenRent
2 Bed Flat, Grosvenor Road, N3	£2,200/mo	2	0.49 miles	OpenRent
2 Bed Flat, Ballards Lane, N3	£2,300/mo	2	0.55 miles	OpenRent
2 Bed Flat, London, N3	£2,300/mo	2	0.55 miles	OpenRent

Average rent: £2,186/mo (7 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 4.1%

Cost-to-rent ratio 24.6×

Monthly cashflow £-605/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.8%

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).