# 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

- ![7.jpg](/listings/photos/167149157/740795) - 7.jpg
- ![1.jpg](/listings/photos/167149157/740796) - 1.jpg
- ![29.jpg](/listings/photos/167149157/740797) - 29.jpg
- ![8.jpg](/listings/photos/167149157/740798) - 8.jpg
- ![11.jpg](/listings/photos/167149157/740799) - 11.jpg
- ![25.jpg](/listings/photos/167149157/740800) - 25.jpg
- ![6.jpg](/listings/photos/167149157/740801) - 6.jpg
- ![27.jpg](/listings/photos/167149157/740802) - 27.jpg
- ![30.jpg](/listings/photos/167149157/740803) - 30.jpg
- ![12.jpg](/listings/photos/167149157/740804) - 12.jpg
- ![17.jpg](/listings/photos/167149157/740805) - 17.jpg
- ![10.jpg](/listings/photos/167149157/740806) - 10.jpg
- ![21.jpg](/listings/photos/167149157/740807) - 21.jpg
- ![23.jpg](/listings/photos/167149157/740808) - 23.jpg
- ![24.jpg](/listings/photos/167149157/740809) - 24.jpg
- ![26.jpg](/listings/photos/167149157/740810) - 26.jpg
- ![31.jpg](/listings/photos/167149157/740811) - 31.jpg

## 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 |

**Street average:** £507,300 (5 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:** -0.1%
- **10y growth:** 2.5%

## 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)