Sold STC Flat

55 GARNHAM CLOSE

LONDON, GREATER LONDON N16 7LF

1 beds 1 baths 49 m² Listed 18 Sep 2025 (-283d)

£395,000

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# 1 bedroom flat for sale (N16 7LF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 55 GARNHAM CLOSE, LONDON, GREATER LONDON N16 7LF |
| Price | £395,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £356,250 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 28/07/2029
- **Current heating cost:** £279/year

### Recommendations
- A2 (1,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8521-6023-6500-4551-5926)

## Description

Bright and spacious ex-local authority one bedroom flat with roof terrace, located moments from Stoke Newington Church Street, The High Street and excellent transport links.

Set on the first floor (top) of a popular, well-kept low-rise development, the accommodation comprises a generous living room with door accessing a large south-facing roof terrace; separate kitchen, double bedroom with built-in wardrobe and modern bathroom. The property further benefits from three large storage cupboards off the hallway.

Garnham Close is situated just a few steps from Church Street and The High Street's eclectic array of eateries, shops, pubs and coffee bars. There are numerous good bus routes to The City & West End, and trains to Liverpool Street from nearby Stoke Newington Station (Overground).

**Kitchen** -

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/167149157/740812) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/167149157/740813) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #10289125
- **Address:** 55 Garnham Close Smalley ROAD, LONDON, N16 7LF
- **Certificate Issued:** 20/05/2014
- **Work Completed:** 07/04/2014
- **Items:** 5 window(s)

### FENSA Certificate #5246187
- **Address:** 55 Garnham Close, LONDON, N16 7LF
- **Certificate Issued:** 26/11/2007
- **Work Completed:** 03/09/2007
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 55 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £356,250 | 27/02/2026 | Flat |
| 55 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £185,000 | 11/11/2009 | 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 |
|---------|-------|------|------|
| 24 BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7LS | £223,000 | 08/01/2026 | Flat |
| RAINES COURT, 19 FLAT 52 NORTHWOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7DG | £560,000 | 27/11/2025 | Flat |
| [Same street] 28 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £555,000 | 14/11/2025 | Flat |
| 17 FLAT 1 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA | £815,000 | 14/11/2023 | Flat |
| 16 FLAT 9 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0LQ | £335,000 | 20/10/2023 | Flat |
| 16 FLAT 7 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0LQ | £370,000 | 02/12/2022 | Flat |
| 5B NORTHWOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7HL | £360,000 | 31/10/2022 | Flat |
| 26 CLEVEDON CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LD | £487,600 | 28/10/2022 | Flat |
| [Same street] 49 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £591,000 | 04/10/2022 | Flat |
| 185 FLAT 12 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 0LH | £535,000 | 16/09/2022 | Flat |
| [Same street] 42 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £530,500 | 14/09/2022 | Flat |
| 147 FLAT 2 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 0NY | £630,000 | 08/09/2022 | Flat |
| [Same street] 23 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £510,000 | 30/08/2022 | Flat |
| 17 FLAT 4 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA | £895,000 | 22/08/2022 | Flat |
| [Same street] 30 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £350,000 | 29/07/2022 | Flat |
| 17 FLAT 1 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA | £785,000 | 20/05/2022 | Flat |
| 17 FLAT 3 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA | £800,000 | 31/03/2022 | Flat |
| 17 FLAT 8 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA | £570,000 | 24/03/2022 | Flat |
| 17 FLAT 7 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA | £745,000 | 14/02/2022 | Flat |
| 17 FLAT 2 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA | £600,000 | 20/12/2021 | Flat |
| 17 FLAT 5 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA | £700,000 | 17/12/2021 | Flat |
| 17 FLAT 6 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA | £727,500 | 14/12/2021 | Flat |
| 181 FLAT 8 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 0LH | £308,000 | 27/09/2021 | Flat |
| 22 FLAT C BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7LS | £300,000 | 10/09/2021 | Flat |
| 16 FLAT 4 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0LQ | £330,000 | 15/07/2021 | Flat |
| [Same street] 15 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £260,000 | 29/06/2021 | Flat |

**Street average:** £466,083 (6 sales)
**Area average:** £553,805 (20 sales)

## Price vs local average

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

- **Local average:** £524,178 (87 Flat, N16, 2024–2026)
- **Deviation:** -24.6%

## Rental Range

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

- **Low:** £2,360/mo
- **Realistic:** £2,622/mo
- **Optimistic:** £2,884/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/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 |
|------|------|------|------|------|
| 1 Bed Flat, Garnham St, N16 | £1,995/mo | 1 | 0.04 miles | OpenRent |
| 1 Bed Flat, Garnham St, N16 | £1,995/mo | 1 | 0.04 miles | OpenRent |
| 1 Bed Flat, Garnham St, N16 | £1,995/mo | 1 | 0.04 miles | OpenRent |
| 1 Bed Flat, Gibson Gardens, N16 | £3,000/mo | 1 | 0.12 miles | OpenRent |
| 1 Bed Flat, Abney Park Court, N16 | £1,700/mo | 1 | 0.13 miles | OpenRent |
| Studio Flat, Cazenove Road, N16 | £1,600/mo | 1 | 0.17 miles | OpenRent |
| 1 Bed Flat, Kyverdale Rd, N16 | £1,995/mo | 1 | 0.37 miles | OpenRent |
| 1 Bed Flat, Kyverdale Road, N16 | £1,550/mo | 1 | 0.39 miles | OpenRent |
| Bedsit, Osbaldeston Road, N16 | £745/mo | 1 | 0.41 miles | OpenRent |

**Average rent: £1,842/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £249,375
- **Target investor price (1%):** £199,500

*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 £1,995/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.5×
- **Monthly cashflow:** £215/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.3%

*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:** £8,061/m²

## Capital growth trend

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

- **5y growth:** -2%
- **10y growth:** 1.5%

## House Price Index (HM Land Registry)

*Official index for Hackney; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -2.2%
- **5y growth (index):** 1.4%
- **10y growth (index):** 1.9%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

49 m²

EPC rating

Last sold

£356,250 Feb 2026

Price per m²

£8,061/m²

Local average

£524,178 (-24.6%)

Deprivation

Decile 4 (10,689 of 33,755)

Street crime

1195 incidents within 1 mile (Apr 2026)

Key features

One Bedroom Flat
Ex-Local Authority
Large Roof Terrace
Separate Kitchen
Lots of Storage
Excellent Transport Links
Moments From Church Street

Description

Bright and spacious ex-local authority one bedroom flat with roof terrace, located moments from Stoke Newington Church Street, The High Street and excellent transport links.
Set on the first floor (top) of a popular, well-kept low-rise development, the accommodation comprises a generous living room with door accessing a large south-facing roof terrace; separate kitchen, double bedroom with built-in wardrobe and modern bathroom. The property further benefits from three large storage cupboards off the hallway.
Garnham Close is situated just a few steps from Church Street and The High Street's eclectic array of eateries, shops, pubs and coffee bars. There are numerous good bus routes to The City & West End, and trains to Liverpool Street from nearby Stoke Newington Station (Overground).

Kitchen -

Listed by

Stoke Newington

Next Move

Reference: 167149157

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 29/07/2019

Expiry date: 28/07/2029

Current heating cost: £279/year

Potential heating cost: £218/year

Recommendations

Flat roof or sloping ceiling insulation (1,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EE Rating

FENSA Certificates

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

FENSA Certificate #10289125

Property Details

Street: 55 Garnham Close Smalley ROAD

Town: LONDON

Postcode: N16 7LF

Installation Details

Items: 5 windows

Certificate Issued: 20/05/2014

Work Completed: 07/04/2014

This certificate data was retrieved from FENSA's database

FENSA Certificate #5246187

Property Details

Street: 55 Garnham Close

Town: LONDON

Postcode: N16 7LF

Installation Details

Items: 1 door

Certificate Issued: 26/11/2007

Work Completed: 03/09/2007

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

93% since 2009

Event	Date	Price	% change
Sold	27/02/2026 (4 months ago)	£356,250	+92.6%
Sold	11/11/2009 (16 years ago)	£185,000	—

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
24 BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7LS	£223,000	08/01/2026	Flat
RAINES COURT, 19 FLAT 52 NORTHWOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7DG	£560,000	27/11/2025	Flat
Same street 28 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF	£555,000	14/11/2025	Flat
17 FLAT 1 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA	£815,000	14/11/2023	Flat
16 FLAT 9 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0LQ	£335,000	20/10/2023	Flat
16 FLAT 7 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0LQ	£370,000	02/12/2022	Flat
5B NORTHWOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7HL	£360,000	31/10/2022	Flat
26 CLEVEDON CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LD	£487,600	28/10/2022	Flat
Same street 49 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF	£591,000	04/10/2022	Flat
185 FLAT 12 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 0LH	£535,000	16/09/2022	Flat
Same street 42 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF	£530,500	14/09/2022	Flat
147 FLAT 2 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 0NY	£630,000	08/09/2022	Flat
Same street 23 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF	£510,000	30/08/2022	Flat
17 FLAT 4 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA	£895,000	22/08/2022	Flat
Same street 30 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF	£350,000	29/07/2022	Flat
17 FLAT 1 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA	£785,000	20/05/2022	Flat
17 FLAT 3 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA	£800,000	31/03/2022	Flat
17 FLAT 8 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA	£570,000	24/03/2022	Flat
17 FLAT 7 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA	£745,000	14/02/2022	Flat
17 FLAT 2 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA	£600,000	20/12/2021	Flat
17 FLAT 5 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA	£700,000	17/12/2021	Flat
17 FLAT 6 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA	£727,500	14/12/2021	Flat
181 FLAT 8 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 0LH	£308,000	27/09/2021	Flat
22 FLAT C BROOKE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7LS	£300,000	10/09/2021	Flat
16 FLAT 4 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0LQ	£330,000	15/07/2021	Flat
Same street 15 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF	£260,000	29/06/2021	Flat

Street average: £466,083 (6 sales)

Area average: £553,805 (20 sales)

Capital growth trend

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

5y growth -2%

10y growth 1.5%

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

1y (index) -2.2%

5y (index) 1.4%

10y (index) 1.9%

Rental Range

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

Low £2,360/mo

Realistic £2,622/mo

Optimistic £2,884/mo

Based on Local Authority from postcode lookup → Hackney.

LHA (30th percentile) floor for Stevenage & North Herts: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N16 7LF

Nearby

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

Type	Name	Distance
Shop	RSPCA	0.0 miles
Shop	Mary Collins Funeral Services	0.0 miles
Bus stop	Stoke Newington High Street / Garnham Street	0.1 miles
Bus stop	Stoke Newington Church Street	0.1 miles
Train station	Stoke Newington	0.2 miles
Train station	Rectory Road	0.3 miles
Hospital	Moorfields at Hoxton	2.0 miles
University	University of Wales Trinity Saint David London	2.1 miles
University	Paris Dauphine University - London Campus	2.6 miles
Hospital	Medlabs Diagnostics	3.3 miles

Street-level crime

Category	Count
Anti-social behaviour	261
Violence and sexual offences	248
Theft from the person	130
Public order	91
Other theft	80
Shoplifting	73
Criminal damage and arson	67
Vehicle crime	63
Burglary	53
Drugs	43
Robbery	33
Bicycle theft	32
Other crime	12
Possession of weapons	9
Total incidents	1195

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
William Patten Primary School	Primary	0.1 miles	Outstanding — 20 Nov 2023
Tawhid Boys School, Tawhid Educational Trust	Other	0.2 miles	Good — 30 Sep 2022
Simon Marks Jewish Primary School	Primary	0.3 miles	Good — 23 Jun 2024
TTD Gur School	Other	0.4 miles	Inadequate — 9 Jul 2024
Beis Malka Girls' School	Other	0.4 miles	Good — 2 Mar 2020

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
1 Bed Flat, Garnham St, N16	£1,995/mo	1	0.04 miles	OpenRent
1 Bed Flat, Garnham St, N16	£1,995/mo	1	0.04 miles	OpenRent
1 Bed Flat, Garnham St, N16	£1,995/mo	1	0.04 miles	OpenRent
1 Bed Flat, Gibson Gardens, N16	£3,000/mo	1	0.12 miles	OpenRent
1 Bed Flat, Abney Park Court, N16	£1,700/mo	1	0.13 miles	OpenRent
Studio Flat, Cazenove Road, N16	£1,600/mo	1	0.17 miles	OpenRent
1 Bed Flat, Kyverdale Rd, N16	£1,995/mo	1	0.37 miles	OpenRent
1 Bed Flat, Kyverdale Road, N16	£1,550/mo	1	0.39 miles	OpenRent
Bedsit, Osbaldeston Road, N16	£745/mo	1	0.41 miles	OpenRent

Average rent: £1,842/mo (9 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.51%

Max investor price (0.8%) £249,375

Target investor price (1%) £199,500

Gross yield 6.1%

Cost-to-rent ratio 16.5×

Monthly cashflow £215/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.3%

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).

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