Sold STC Terraced

97 CLYDE ROAD

LONDON, GREATER LONDON N15 4JZ

2 beds 1 baths 797 sq ft Listed 16 May 2025 (-407d)

£625,000

Guide Price

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# 2 bedroom terraced house for sale (N15 4JZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 97 CLYDE ROAD, LONDON, GREATER LONDON N15 4JZ |
| Price | £625,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 74 m² |
| Last sold | £652,000 Aug 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 09/05/2035
- **Current heating cost:** £640/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0010-6125-6002-0195-2502)

## Description

On the ground floor, you step into a bright and comfortable living room with wood flooring underfoot, flowing through to a smart, well-fitted kitchen at the rear. From here, doors open out to a private south-facing garden, offering a quiet and sunny spot to sit out or entertain.

Upstairs, there are two generous double bedrooms, both attractively finished, and a spacious bathroom with a separate tub and a walk-in shower.

Clyde Road is a quiet residential street that’s grown steadily in popularity, especially with young professionals drawn to the mix of character housing, friendly neighbours and good green spaces.

Seven Sisters Station is under ten minutes away on foot, putting the Victoria Line and Overground within easy reach. From here, you can be at King’s Cross, Oxford Circus or Liverpool Street in no time. The area is also served by a number of good bus routes, and the night tube runs at weekends.

Downhills Park is close by and offers a peaceful setting with tennis courts, a café and a rose garden. Just along Philip Lane you’ll find local favourites like With Milk for coffee, The Palm for lunch or dinner, and Ten to One for cocktails. Metcha Match, a Japanese restaurant nearby, is also well worth a visit. A short walk in the other direction brings you to Tottenham Green Leisure Centre and the Bernie Grant Arts Centre.

For families, Holy Trinity CE Primary School is just around the corner and rated Outstanding by Ofsted.

Winkworth.co.uk

Your local independently owned property agency with an extensive network of London offices.

Est 1835

## Property Photos

- ![Picture No. 03](/listings/photos/162053426/743781) - Picture No. 03
- ![Picture No. 04](/listings/photos/162053426/743782) - Picture No. 04
- ![Picture No. 05](/listings/photos/162053426/743783) - Picture No. 05
- ![Picture No. 07](/listings/photos/162053426/743784) - Picture No. 07
- ![Picture No. 08](/listings/photos/162053426/743785) - Picture No. 08
- ![Picture No. 06](/listings/photos/162053426/743786) - Picture No. 06
- ![Picture No. 18](/listings/photos/162053426/743787) - Picture No. 18
- ![Picture No. 09](/listings/photos/162053426/743788) - Picture No. 09
- ![Picture No. 10](/listings/photos/162053426/743789) - Picture No. 10
- ![Picture No. 11](/listings/photos/162053426/743790) - Picture No. 11
- ![Picture No. 12](/listings/photos/162053426/743791) - Picture No. 12
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- ![Picture No. 15](/listings/photos/162053426/743793) - Picture No. 15
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- ![Picture No. 17](/listings/photos/162053426/743795) - Picture No. 17
- ![Picture No. 13](/listings/photos/162053426/743796) - Picture No. 13

## Floorplans

- ![Floorplan](/listings/photos/162053426/743797) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/162053426/743798) - EPC Rating Graph

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #17213489
- **Address:** 97 Clyde Road, LONDON, N15 4JZ
- **Certificate Issued:** 22/03/2026
- **Work Completed:** 06/03/2026
- **Items:** 6 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 97 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JZ | £652,000 | 21/08/2025 | Terraced |
| 97 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JZ | £235,000 | 31/08/2011 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 34 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE | £618,000 | 27/02/2026 | Terraced |
| 104 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JX | £550,000 | 19/12/2025 | Terraced |
| 160 PHILIP LANE, LONDON, HARINGEY, GREATER LONDON, N15 4JN | £515,000 | 24/11/2025 | Terraced |
| [Same street] 109B CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JZ | £295,000 | 03/03/2025 | Flat |
| 3 CLYDE CIRCUS, LONDON, HARINGEY, GREATER LONDON, N15 4LF | £429,000 | 31/10/2023 | Terraced |
| 96 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JX | £580,000 | 31/08/2023 | Terraced |
| 2 JANSONS ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JU | £650,000 | 03/05/2023 | Terraced |
| 7 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE | £525,000 | 16/12/2022 | Terraced |
| 66 GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SN | £345,000 | 09/12/2022 | Terraced |
| 8 COLLINGWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4LD | £542,500 | 11/11/2022 | Terraced |
| 11 LOOBERT ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4LQ | £590,000 | 02/09/2022 | Terraced |
| 133 PHILIP LANE, LONDON, HARINGEY, GREATER LONDON, N15 4JR | £405,000 | 12/08/2022 | Terraced |
| 20 LOOBERT ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4LQ | £570,000 | 09/08/2022 | Terraced |
| 13 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE | £525,000 | 27/07/2022 | Terraced |
| 65 GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SL | £480,000 | 15/06/2022 | Terraced |
| 88 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JX | £500,000 | 30/05/2022 | Terraced |
| [Same street] 109A CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JZ | £360,000 | 29/04/2022 | Terraced |
| 32 COLLINGWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4LD | £505,000 | 14/03/2022 | Terraced |
| [Same street] 83 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JZ | £540,000 | 16/02/2022 | Terraced |
| 104 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JX | £465,000 | 14/02/2022 | Terraced |
| 156 PHILIP LANE, LONDON, HARINGEY, GREATER LONDON, N15 4JN | £850,000 | 11/02/2022 | Terraced |
| 9 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE | £490,000 | 25/01/2022 | Terraced |
| 3 JANSONS ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JU | £579,000 | 10/01/2022 | Terraced |

**Street average:** £398,333 (3 sales)
**Area average:** £535,675 (20 sales)

## Price vs local average

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

- **Local average:** £706,182 (33 Terraced, N15, 2024–2026)
- **Deviation:** -11.5%

## Rental Range

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

- **Low:** £1,991/mo
- **Realistic:** £2,212/mo
- **Optimistic:** £2,433/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, Portland Road, N15 | £1,900/mo | 2 | 0.18 miles | OpenRent |
| 2 Bed Flat, Arnold Road, N15 | £1,820/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Downhills Park Road, N17 | £1,850/mo | 2 | 0.31 miles | OpenRent |

**Average rent: £1,857/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 3.6%
- **Cost-to-rent:** 28.2×
- **Monthly cashflow:** £-821/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.4%

*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:** £8,446/m²

## Capital growth trend

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

- **5y growth:** -0.7%
- **10y growth:** 27%

## House Price Index (HM Land Registry)

*Official index for Haringey; Terraced series; as of March 2026.*

- **1y growth (index):** 2.8%
- **5y growth (index):** 16.5%
- **10y growth (index):** 28.5%

## 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)

Picture No. 03 Picture No. 04 Picture No. 05 Picture No. 07 Picture No. 08 Picture No. 06 Picture No. 18 Picture No. 09 Picture No. 10 Picture No. 11 Picture No. 12 Picture No. 14 Picture No. 15 Picture No. 16 Picture No. 17 Picture No. 13

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Property details

Tenure

FREEHOLD

Floor area

74 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£652,000 Aug 2025

Price per m²

£8,446/m²

Local average

£706,182 (-11.5%)

Deprivation

Decile 2 (3,592 of 33,755)

Street crime

1122 incidents within 1 mile (Apr 2026)

Key features

796 sq ft mid-terrace period home over two floors
Located in Clyde Circus Conservation Area, Tottenham
Bright reception room with wood flooring
Modern kitchen opens to south-facing garden
Two large, well-decorated double bedrooms
Spacious bathroom with tub and walk-in shower
Quiet, community-focused Clyde Road location
10 mins to Seven Sisters Station; great transport links
Close to parks, cafés, restaurants, and arts centre
Near Ofsted-rated “Outstanding” Holy Trinity Primary

Additional details

Garden: Yes

Description

Set over two well-arranged floors and offering around 796 square feet of living space, this charming period home blends classic features with a modern finish. It sits within the Clyde Circus Conservation Area, one of Tottenham’s most established and sought-after pockets, known for its well-preserved architecture and strong sense of community.

On the ground floor, you step into a bright and comfortable living room with wood flooring underfoot, flowing through to a smart, well-fitted kitchen at the rear. From here, doors open out to a private south-facing garden, offering a quiet and sunny spot to sit out or entertain.

Upstairs, there are two generous double bedrooms, both attractively finished, and a spacious bathroom with a separate tub and a walk-in shower.

Clyde Road is a quiet residential street that’s grown steadily in popularity, especially with young professionals drawn to the mix of character housing, friendly neighbours and good green spaces.

Seven Sisters Station is under ten minutes away on foot, putting the Victoria Line and Overground within easy reach. From here, you can be at King’s Cross, Oxford Circus or Liverpool Street in no time. The area is also served by a number of good bus routes, and the night tube runs at weekends.

Downhills Park is close by and offers a peaceful setting with tennis courts, a café and a rose garden. Just along Philip Lane you’ll find local favourites like With Milk for coffee, The Palm for lunch or dinner, and Ten to One for cocktails. Metcha Match, a Japanese restaurant nearby, is also well worth a visit. A short walk in the other direction brings you to Tottenham Green Leisure Centre and the Bernie Grant Arts Centre.

For families, Holy Trinity CE Primary School is just around the corner and rated Outstanding by Ofsted.

Winkworth.co.uk

Your local independently owned property agency with an extensive network of London offices.

Est 1835

Follow us on Instagram - @winkworthharringay

Listed by

Harringay

Winkworth

Reference: 162053426

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 10/05/2025

Expiry date: 09/05/2035

Current heating cost: £640/year

Potential heating cost: £452/year

Est. upgrade cost to C: £19,500

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

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 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #17213489 Recent

Property Details

Street: 97 Clyde Road

Town: LONDON

Postcode: N15 4JZ

Installation Details

Items: 6 windows and 2 doors

Certificate Issued: 22/03/2026

Work Completed: 06/03/2026

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

177% since 2011

Event	Date	Price	% change
Sold	21/08/2025 (10 months ago)	£652,000	+177.4%
Sold	31/08/2011 (14 years ago)	£235,000	—

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
34 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE	£618,000	27/02/2026	Terraced
104 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JX	£550,000	19/12/2025	Terraced
160 PHILIP LANE, LONDON, HARINGEY, GREATER LONDON, N15 4JN	£515,000	24/11/2025	Terraced
Same street 109B CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JZ	£295,000	03/03/2025	Flat
3 CLYDE CIRCUS, LONDON, HARINGEY, GREATER LONDON, N15 4LF	£429,000	31/10/2023	Terraced
96 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JX	£580,000	31/08/2023	Terraced
2 JANSONS ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JU	£650,000	03/05/2023	Terraced
7 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE	£525,000	16/12/2022	Terraced
66 GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SN	£345,000	09/12/2022	Terraced
8 COLLINGWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4LD	£542,500	11/11/2022	Terraced
11 LOOBERT ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4LQ	£590,000	02/09/2022	Terraced
133 PHILIP LANE, LONDON, HARINGEY, GREATER LONDON, N15 4JR	£405,000	12/08/2022	Terraced
20 LOOBERT ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4LQ	£570,000	09/08/2022	Terraced
13 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE	£525,000	27/07/2022	Terraced
65 GROVE PARK ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4SL	£480,000	15/06/2022	Terraced
88 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JX	£500,000	30/05/2022	Terraced
Same street 109A CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JZ	£360,000	29/04/2022	Terraced
32 COLLINGWOOD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4LD	£505,000	14/03/2022	Terraced
Same street 83 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JZ	£540,000	16/02/2022	Terraced
104 CLYDE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JX	£465,000	14/02/2022	Terraced
156 PHILIP LANE, LONDON, HARINGEY, GREATER LONDON, N15 4JN	£850,000	11/02/2022	Terraced
9 NELSON ROAD, SOUTH TOTTENHAM, LONDON, HARINGEY, GREATER LONDON, N15 4LE	£490,000	25/01/2022	Terraced
3 JANSONS ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4JU	£579,000	10/01/2022	Terraced

Street average: £398,333 (3 sales)

Area average: £535,675 (20 sales)

Capital growth trend

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

5y growth -0.7%

10y growth 27%

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

1y (index) 2.8%

5y (index) 16.5%

10y (index) 28.5%

Rental Range

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

Low £1,991/mo

Realistic £2,212/mo

Optimistic £2,433/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 4JZ

Nearby

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

Type	Name	Distance
Bus stop	Winchelsea Road	0.1 miles
Shop	Yakamoz	0.1 miles
Bus stop	Mount Pleasant Road	0.1 miles
Shop	EXPA International Foods	0.1 miles
Train station	Seven Sisters	0.4 miles
Train station	Bruce Grove	0.5 miles
University	University of Portsmouth Walthamstow Campus	2.6 miles
Hospital	North London Hospice Winchmore Hill	2.6 miles
Hospital	Priory Hospital	3.5 miles
University	University of Wales Trinity Saint David London	3.8 miles

Street-level crime

Category	Count
Violence and sexual offences	292
Anti-social behaviour	277
Vehicle crime	94
Other theft	76
Public order	74
Shoplifting	68
Criminal damage and arson	59
Theft from the person	56
Drugs	42
Burglary	34
Robbery	22
Other crime	12
Bicycle theft	8
Possession of weapons	8
Total incidents	1122

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
Ambitious College	Other	0.3 miles	— (No rating)
Holy Trinity CofE Primary School	Primary	0.4 miles	Outstanding — 24 Nov 2022
Seven Sisters Primary School	Primary	0.4 miles	Good — 8 Mar 2016
Harris Primary Academy Philip Lane	Primary	0.4 miles	Outstanding — 24 Apr 2019
Welbourne Primary School	Primary	0.4 miles	Requires improvement — 17 Sep 2023

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, Portland Road, N15	£1,900/mo	2	0.18 miles	OpenRent
2 Bed Flat, Arnold Road, N15	£1,820/mo	2	0.24 miles	OpenRent
2 Bed Flat, Downhills Park Road, N17	£1,850/mo	2	0.31 miles	OpenRent

Average rent: £1,857/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.3%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 3.6%

Cost-to-rent ratio 28.2×

Monthly cashflow £-821/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.4%

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).