# 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:** -41.1%

## 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)