# 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

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

## 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
- ![Picture No. 14](/listings/photos/162053426/743792) - Picture No. 14
- ![Picture No. 15](/listings/photos/162053426/743793) - Picture No. 15
- ![Picture No. 16](/listings/photos/162053426/743794) - Picture No. 16
- ![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)