Sold Flat

81 CLAREMONT ROAD

LONDON, GREATER LONDON N6 5BZ

2 beds 1 baths 807 sq ft Listed 4 Aug 2023 (-1095d)

£825,000

Save

# 2 bedroom flat for sale (N6 5BZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 81 CLAREMONT ROAD, LONDON, GREATER LONDON N6 5BZ |
| Price | £825,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 75 m² |
| Last sold | £815,000 Jun 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 10/12/2034
- **Current heating cost:** £695/year
- **Est. upgrade cost to C:** £10,000

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9350-2979-2420-2994-3465)

## Description

Situated on this highly sought after road in Highgate is this beautiful period conversion renovated throughout providing two double bedrooms, modern kitchen and private garden

Claremont Road is a popular tree lined road that provides access to local green spaces such as the Parkland Walk and Highgate Woods as well as access to local amenities and transport links of Highgate and Crouch End.

## Property Photos

- ![Photo](/listings/photos/138281993/1608335)
- ![Photo](/listings/photos/138281993/1608336)
- ![Photo](/listings/photos/138281993/1608337)
- ![Photo](/listings/photos/138281993/1608338)
- ![Photo](/listings/photos/138281993/1608339)
- ![Photo](/listings/photos/138281993/1608340)
- ![Photo](/listings/photos/138281993/1608341)
- ![Photo](/listings/photos/138281993/1608342)
- ![Photo](/listings/photos/138281993/1608343)
- ![Photo](/listings/photos/138281993/1608344)
- ![Photo](/listings/photos/138281993/1608345)
- ![Photo](/listings/photos/138281993/1608346)
- ![Photo](/listings/photos/138281993/1608347)
- ![Photo](/listings/photos/138281993/1608348)

## Floorplans

- ![Floorplan 1](/listings/photos/138281993/1608349) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/138281993/1608350) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #2105341
- **Address:** 81 Claremont Road, LONDON, N6 5BZ
- **Certificate Issued:** 12/10/2004
- **Work Completed:** 08/09/2004
- **Items:** 4 window(s), 1 door(s)

### FENSA Certificate #1706330
- **Address:** 81 Claremont Road, LONDON, N6 5BZ
- **Certificate Issued:** 17/05/2004
- **Work Completed:** 10/03/2004
- **Items:** 3 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 81 CLAREMONT ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BZ | £815,000 | 13/06/2025 | Flat |
| 81 CLAREMONT ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BZ | £401,000 | 31/08/2012 | 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 |
|---------|-------|------|------|
| 18 FLAT 11 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ | £410,000 | 12/12/2025 | Flat |
| 72 FLAT D LANGDON PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5PY | £490,000 | 08/12/2025 | Flat |
| 18 FLAT A NORTHWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5TN | £485,000 | 26/11/2025 | Flat |
| 2 FLAT B SOUTHWOOD AVENUE, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5RY | £550,000 | 05/11/2025 | Flat |
| 252 FLAT A ARCHWAY ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5AX | £270,000 | 19/09/2025 | Flat |
| 223 FLAT 2 ARCHWAY ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BN | £745,000 | 18/09/2025 | Flat |
| 18 FLAT 4 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ | £355,000 | 09/07/2025 | Flat |
| 17B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ | £685,000 | 12/12/2023 | Flat |
| 278 SECOND FLOOR FLAT ARCHWAY ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5AU | £393,000 | 03/11/2023 | Flat |
| 33A STANHOPE GARDENS, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5TT | £725,000 | 27/10/2023 | Flat |
| 221 UPPER GROUND FLOOR FLAT ARCHWAY ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BN | £466,000 | 06/10/2023 | Flat |
| 11B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ | £724,000 | 28/09/2023 | Flat |
| 23A NORTHWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5TL | £590,000 | 06/09/2023 | Flat |
| 1 MILTON AVENUE, LONDON, HARINGEY, GREATER LONDON, N6 5QF | £625,000 | 07/08/2023 | Flat |
| [Same street] 73 CLAREMONT ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BZ | £2,000,000 | 17/07/2023 | Terraced |
| 21G MILTON AVENUE, LONDON, HARINGEY, GREATER LONDON, N6 5QF | £543,000 | 01/06/2023 | Flat |
| 72 FLAT B LANGDON PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5PY | £505,000 | 26/05/2023 | Flat |
| 284 ARCHWAY ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5AU | £413,000 | 07/12/2022 | Flat |
| 40A GROUND FLOOR FLAT CLAREMONT ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BY | £687,500 | 02/12/2022 | Flat |
| VIEWSIDE LODGE, 44 FLAT 4 STANHOPE ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5AN | £605,000 | 28/11/2022 | Flat |
| 27C NORTHWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5TL | £408,500 | 27/11/2022 | Flat |
| [Same street] 75 CLAREMONT ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BZ | £2,000,000 | 09/09/2022 | Terraced |

**Street average:** £2,000,000 (2 sales)
**Area average:** £533,750 (20 sales)

## Price vs local average

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

- **Local average:** £691,630 (46 Flat, N6, 2024–2026)
- **Deviation:** +19.3%

## Rental Range

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

- **Low:** £1,989/mo
- **Realistic:** £2,210/mo
- **Optimistic:** £2,431/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, Hornsey Lane Gardens, N6 | £2,995/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Stanhope Road, N6 | £2,000/mo | 2 | 0.33 miles | OpenRent |

**Average rent: £2,498/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £312,250
- **Target investor price (1%):** £249,800

*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 £2,498/mo).*

- **Gross yield:** 3.6%
- **Cost-to-rent:** 27.5×
- **Monthly cashflow:** £-1,026/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.1%

*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:** £11,000/m²

## Capital growth trend

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

- **5y growth:** 18.6%
- **10y growth:** -42.7%

## House Price Index (HM Land Registry)

*Official index for Haringey; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** 0.6%
- **5y growth (index):** 4.2%
- **10y growth (index):** 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13 Photo 14

/ 14

Property details

Tenure

LEASEHOLD

Floor area

75 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£815,000 Jun 2025

Price per m²

£11,000/m²

Local average

£691,630 (+19.3%)

Deprivation

Decile 9 (28,993 of 33,755)

Street crime

733 incidents within 1 mile (Jun 2026)

Key features

Two double bedrooms
Bright reception room
Modern fitted kitchen
Bathroom
Private garden
Garden studio
Access to Parkland Walk
EPC Rating C

Additional details

Garden: Yes

Description

Situated on this highly sought after road in Highgate is this beautiful period conversion renovated throughout providing two double bedrooms, modern kitchen and private garden
Claremont Road is a popular tree lined road that provides access to local green spaces such as the Parkland Walk and Highgate Woods as well as access to local amenities and transport links of Highgate and Crouch End.

Listed by

Highgate

The Lomond Group

Reference: 138281993

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 11/12/2024

Expiry date: 10/12/2034

Current heating cost: £695/year

Potential heating cost: £467/year

Est. upgrade cost to C: £10,000

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

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

FENSA Certificate #2105341

Property Details

Street: 81 Claremont Road

Town: LONDON

Postcode: N6 5BZ

Installation Details

Items: 4 windows and 1 door

Certificate Issued: 12/10/2004

Work Completed: 08/09/2004

This certificate data was retrieved from FENSA's database

FENSA Certificate #1706330

Property Details

Street: 81 Claremont Road

Town: LONDON

Postcode: N6 5BZ

Installation Details

Items: 3 windows

Certificate Issued: 17/05/2004

Work Completed: 10/03/2004

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

103% since 2012

Event	Date	Price	% change
Sold	13/06/2025 (1 year ago)	£815,000	+103.2%
Sold	31/08/2012 (13 years ago)	£401,000	—

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 FLAT 11 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ	£410,000	12/12/2025	Flat
72 FLAT D LANGDON PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5PY	£490,000	08/12/2025	Flat
18 FLAT A NORTHWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5TN	£485,000	26/11/2025	Flat
2 FLAT B SOUTHWOOD AVENUE, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5RY	£550,000	05/11/2025	Flat
252 FLAT A ARCHWAY ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5AX	£270,000	19/09/2025	Flat
223 FLAT 2 ARCHWAY ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BN	£745,000	18/09/2025	Flat
18 FLAT 4 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ	£355,000	09/07/2025	Flat
17B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ	£685,000	12/12/2023	Flat
278 SECOND FLOOR FLAT ARCHWAY ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5AU	£393,000	03/11/2023	Flat
33A STANHOPE GARDENS, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5TT	£725,000	27/10/2023	Flat
221 UPPER GROUND FLOOR FLAT ARCHWAY ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BN	£466,000	06/10/2023	Flat
11B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ	£724,000	28/09/2023	Flat
23A NORTHWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5TL	£590,000	06/09/2023	Flat
1 MILTON AVENUE, LONDON, HARINGEY, GREATER LONDON, N6 5QF	£625,000	07/08/2023	Flat
Same street 73 CLAREMONT ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BZ	£2,000,000	17/07/2023	Terraced
21G MILTON AVENUE, LONDON, HARINGEY, GREATER LONDON, N6 5QF	£543,000	01/06/2023	Flat
72 FLAT B LANGDON PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5PY	£505,000	26/05/2023	Flat
284 ARCHWAY ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5AU	£413,000	07/12/2022	Flat
40A GROUND FLOOR FLAT CLAREMONT ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BY	£687,500	02/12/2022	Flat
VIEWSIDE LODGE, 44 FLAT 4 STANHOPE ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5AN	£605,000	28/11/2022	Flat
27C NORTHWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5TL	£408,500	27/11/2022	Flat
Same street 75 CLAREMONT ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5BZ	£2,000,000	09/09/2022	Terraced

Street average: £2,000,000 (2 sales)

Area average: £533,750 (20 sales)

Capital growth trend

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

5y growth 18.6%

10y growth -42.7%

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

1y (index) 0.6%

5y (index) 4.2%

10y (index) 5%

Rental Range

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

Low £1,989/mo

Realistic £2,210/mo

Optimistic £2,431/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 N6 5BZ

Nearby

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

Type	Name	Distance
Shop	Unknown	0.1 miles
Shop	K's Bicycle Workshop	0.1 miles
Bus stop	Southwood Avenue	0.1 miles
Bus stop	Northwood Road	0.1 miles
Train station	Highgate	0.3 miles
Train station	Archway	0.8 miles
University	Central Belsize Square	2.4 miles
University	Paris Dauphine University - London Campus	3.3 miles
Hospital	Moorfields at Hoxton	3.6 miles
Hospital	Proton International @ UCLH	3.6 miles

Street-level crime

Category	Count
Anti-social behaviour	199
Violence and sexual offences	174
Shoplifting	87
Vehicle crime	69
Burglary	41
Public order	38
Other theft	36
Theft from the person	27
Drugs	25
Robbery	20
Bicycle theft	8
Other crime	5
Possession of weapons	3
Criminal damage and arson	1
Total incidents	733

Within 1 mile during Jun 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
The Avenue Pre-Preparatory School and Nursery	Other	0.2 miles	— (No rating)
The Harington Scheme Ltd	Other	0.4 miles	— (No rating)
Whitehall Park School	Primary	0.4 miles	Good — 24 May 2017
St Aloysius RC College	Secondary	0.4 miles	Good — 20 Jul 2022
Channing School	Other	0.4 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
2 Bed Flat, Hornsey Lane Gardens, N6	£2,995/mo	2	0.26 miles	OpenRent
2 Bed Flat, Stanhope Road, N6	£2,000/mo	2	0.33 miles	OpenRent

Average rent: £2,498/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.3%

Max investor price (0.8%) £312,250

Target investor price (1%) £249,800

Gross yield 3.6%

Cost-to-rent ratio 27.5×

Monthly cashflow £-1,026/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.1%

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).