# 2 bedroom flat for sale (N20 9QU)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 13, THATCHAM COURT, HIGH ROAD, LONDON, GREATER LONDON N20 9QU |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £360,000 Oct 2025 |

## Description

GUIDE PRICE: £400,000 TO £425,000. This recently renovated two-bedroom apartment is on the first floor of this well-presented purpose-built development on Whetstone High Road.

The accommodation comprises a spacious and bright living room with ample space for a dining table and chairs.  The kitchen/breakfast room has plenty of worktop space for anyone who may be a keen cook and an excellent amount of cabinetry. The principal bedroom is exceptionally generous in size with bespoke fitted wardrobes, a further double bedroom with built-in storage and views over a private section of the garden, and a modern, fully tiled bathroom with a heated towel rail.

The property further benefits from a garage, which is excellent for those who need additional storage space. It also enjoys a private section of fenced-off garden, where you can entertain family and friends. 

Thatcham Court is a significant development from Whetstone High Road that provides easy access to Totteridge & Whetstone and Oakleigh Park Stations. The property is conveniently located opposite Brook Farm Open Space, perfect for dog walkers or keen runners. It is also close to local amenities on the high street, such as M&S Simply Food and Waitrose & Partners, to name a few. 

Chain free.

Quote ref: EW0808

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## Property Photos

- ![Photo](/listings/photos/164048618/1345765)
- ![Photo](/listings/photos/164048618/1345766)
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- ![Photo](/listings/photos/164048618/1345774)
- ![Photo](/listings/photos/164048618/1345775)

## Floorplans

- ![Floorplan 1](/listings/photos/164048618/1345776) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/164048618/1345777) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THATCHAM COURT FLAT 13 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9QU | £360,000 | 14/10/2025 | Flat |
| THATCHAM COURT FLAT 13 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9QU | £470,000 | 09/10/2017 | Flat |
| THATCHAM COURT FLAT 13 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9QU | £300,000 | 03/01/2014 | Flat |
| THATCHAM COURT FLAT 13 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9QU | £250,000 | 23/09/2010 | 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 |
|---------|-------|------|------|
| 1465 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9PH | £325,000 | 16/01/2026 | Flat |
| PRESTIGE HOUSE, 3 FLAT 6 ACTON WALK, LONDON, BARNET, GREATER LONDON, N20 9BF | £507,000 | 14/01/2026 | Flat |
| NORTHWAY HOUSE, 4 FLAT 3 ACTON WALK, LONDON, BARNET, GREATER LONDON, N20 9BL | £460,000 | 18/12/2025 | Flat |
| VILLIERS COURT FLAT 9 BUCKINGHAM AVENUE, LONDON, BARNET, GREATER LONDON, N20 9BT | £320,000 | 05/12/2025 | Flat |
| FAIRMEAD COURT, 1441 FLAT 18 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9PF | £500,000 | 04/12/2025 | Flat |
| NORTHWAY HOUSE, 4 FLAT 73 ACTON WALK, LONDON, BARNET, GREATER LONDON, N20 9BL | £530,000 | 21/11/2025 | Flat |
| NORTHWAY HOUSE, 4 FLAT 65 ACTON WALK, LONDON, BARNET, GREATER LONDON, N20 9BL | £405,000 | 08/09/2023 | Flat |
| FAIRMEAD COURT, 1441 FLAT 10 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9PF | £625,000 | 25/04/2023 | Flat |
| FAIRMEAD COURT, 1441 FLAT 2 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9PF | £505,000 | 29/03/2023 | Flat |
| GREENVIEW COURT, 1433 FLAT 8 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9RN | £950,000 | 19/01/2023 | Flat |
| NORTHWAY HOUSE, 4 FLAT 82 ACTON WALK, LONDON, BARNET, GREATER LONDON, N20 9BL | £710,000 | 19/12/2022 | Flat |
| [Same street] THATCHAM COURT FLAT 15 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9QU | £425,000 | 14/12/2022 | Flat |
| 1489 FLAT 5 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9PL | £1,325,000 | 09/12/2022 | Flat |
| NORTHWAY HOUSE, 4 FLAT 6 ACTON WALK, LONDON, BARNET, GREATER LONDON, N20 9BL | £509,000 | 30/11/2022 | Flat |
| GREENVIEW COURT, 1433 FLAT 1 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9RN | £625,000 | 17/11/2022 | Flat |
| 1489 FLAT 2 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9PL | £995,000 | 30/09/2022 | Flat |
| 1489 FLAT 4 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9PL | £950,000 | 30/09/2022 | Flat |
| 1483 FLAT 3 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9PJ | £940,000 | 30/09/2022 | Flat |
| 1489 FLAT 1 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9PJ | £975,000 | 30/09/2022 | Flat |
| NORTHWAY HOUSE, 4 FLAT 93 ACTON WALK, LONDON, BARNET, GREATER LONDON, N20 9BL | £717,000 | 15/07/2022 | Flat |
| NORTHWAY HOUSE, 4 FLAT 34 ACTON WALK, LONDON, BARNET, GREATER LONDON, N20 9BL | £400,000 | 31/05/2022 | Flat |
| [Same street] THATCHAM COURT FLAT 10 HIGH ROAD, LONDON, BARNET, GREATER LONDON, N20 9QU | £365,000 | 08/12/2021 | Flat |

**Street average:** £395,000 (2 sales)
**Area average:** £663,650 (20 sales)

## Price vs local average

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

- **Local average:** £444,090 (25 Flat, N20, 2024–2026)
- **Deviation:** -9.9%

## Rental Range

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

- **Low:** £1,741/mo
- **Realistic:** £1,934/mo
- **Optimistic:** £2,127/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £698/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, High Road, N20 | £2,150/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, High Road, N20 | £1,950/mo | 2 | 0.22 miles | OpenRent |

**Average rent: £2,050/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £256,250
- **Target investor price (1%):** £205,000

*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 £2,050/mo).*

- **Gross yield:** 6.2%
- **Cost-to-rent:** 16.3×
- **Monthly cashflow:** £245/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.5%

*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).*

## Capital growth trend

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

- **5y growth:** 2.5%
- **10y growth:** 5.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -5.6%
- **5y growth (index):** -3.4%
- **10y growth (index):** -0.8%

## 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)