Sold STC Retirement Property

FLAT 38

STOKES COURT, DIPLOMA AVENUE, LONDON, GREATER LONDON N2 8NX

2 beds 1 baths 570 sq ft Listed 11 Dec 2014 (-4240d)

£225,000

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# 2 bedroom retirement property for sale (N2 8NX)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 38, STOKES COURT, DIPLOMA AVENUE, LONDON, GREATER LONDON N2 8NX |
| Price | £225,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 53 m² |
| Last sold | £255,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 07/12/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £87/year

### Recommendations
- C (30)
- E (30)
- Y (725)
- O3 (1,400)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8854-7722-3299-2088-7902)

## Description

We are pleased to offer this rarely available two double bedroom second floor apartment located in this popular RETIREMENT block in East Finchley. The property offers ample living and storage space whilst also including double glazing, Communal Lounge & Kitchen, off street parking and is offered Chain Free.

Property ref: 121_744_3631241

## Property Photos

- ![Photo](/listings/photos/49526894/1187013)
- ![Photo](/listings/photos/49526894/1187014)
- ![Photo](/listings/photos/49526894/1187015)
- ![Photo](/listings/photos/49526894/1187016)
- ![Photo](/listings/photos/49526894/1187017)
- ![Photo](/listings/photos/49526894/1187018)
- ![Photo](/listings/photos/49526894/1187019)

## Floorplans

- ![Floorplan 1](/listings/photos/49526894/1187020) - Floorplan 1

## EPC Graphs

- ![EER](/listings/photos/49526894/1187021) - EER
- ![EPC 2](/listings/photos/49526894/1187022) - EPC 2
- ![EIR](/listings/photos/49526894/1187023) - EIR

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| STOKES COURT FLAT 38 DIPLOMA AVENUE, LONDON, BARNET, GREATER LONDON, N2 8NX | £255,000 | 13/02/2026 | Flat |
| STOKES COURT FLAT 38 DIPLOMA AVENUE, LONDON, BARNET, GREATER LONDON, N2 8NX | £255,000 | 03/06/2015 | 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 |
|---------|-------|------|------|
| 2 VICEROY CLOSE, LONDON, BARNET, GREATER LONDON, N2 8BA | £600,000 | 18/03/2025 | Other |
| 5A FORTIS GREEN, LONDON, BARNET, GREATER LONDON, N2 9JR | £215,000 | 27/10/2023 | Other |
| 7 FORTIS GREEN, LONDON, BARNET, GREATER LONDON, N2 9JR | £10,000 | 18/08/2022 | Other |
| 256 EAST END ROAD, LONDON, BARNET, GREATER LONDON, N2 8AU | £10,000 | 21/02/2022 | Other |

**Area average:** £208,750 (4 sales)

## Price vs local average

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

- **Local average:** £793,333 (3 Other, N2, 2024–2026)
- **Deviation:** -71.6%

## 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, Gardenia Court, N3 | £5,000/mo | 2 | 1.12 miles | OpenRent |

**Average rent: £5,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 2.22% (strong)
- **Max investor price (0.8%):** £625,000
- **Target investor price (1%):** £500,000

*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 £5,000/mo).*

- **Gross yield:** 26.7%
- **Cost-to-rent:** 3.8×
- **Monthly cashflow:** £3,589/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 66%

*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:** £4,245/m²

## Capital growth trend

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

- **5y growth:** -80.7%
- **10y growth:** -77.9%

## House Price Index (HM Land Registry)

*Official index for Barnet; All dwelling types series; as of April 2026.*

- **1y growth (index):** -3.9%
- **5y growth (index):** 2.5%
- **10y growth (index):** 7%

## 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

53 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£255,000 Feb 2026

Price per m²

£4,245/m²

Local average

£793,333 (-71.6%)

Deprivation

Decile 8 (24,648 of 33,755)

Street crime

325 incidents within 1 mile (May 2026)

Additional details

Parking: Yes

Description

Listed by

East Finchley

Jeremy Leaf & Co

Reference: 49526894

EPC Rating & Upgrade Cost

This certificate expired on 07/12/2024. A new EPC may be required before the property can be marketed or let.

Current rating: B

Potential rating: B

Inspection date: 08/12/2014

Expiry date: 07/12/2024 (expired)

Current heating cost: £87/year

Potential heating cost: £78/year

Recommendations

Increase hot water cylinder insulation (30)
Low energy lighting for all fixed outlets (30)
Heat recovery system for mixer showers (725)
Replacement glazing units (1,400)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EER

EPC 2

EIR

Price history

0% since 2015

Event	Date	Price	% change
Sold	13/02/2026 (5 months ago)	£255,000	0%
Sold	03/06/2015 (11 years ago)	£255,000	—

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
2 VICEROY CLOSE, LONDON, BARNET, GREATER LONDON, N2 8BA	£600,000	18/03/2025	Other
5A FORTIS GREEN, LONDON, BARNET, GREATER LONDON, N2 9JR	£215,000	27/10/2023	Other
7 FORTIS GREEN, LONDON, BARNET, GREATER LONDON, N2 9JR	£10,000	18/08/2022	Other
256 EAST END ROAD, LONDON, BARNET, GREATER LONDON, N2 8AU	£10,000	21/02/2022	Other

Area average: £208,750 (4 sales)

Capital growth trend

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

5y growth -80.7%

10y growth -77.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Barnet. Series: All dwelling types. As of April 2026.

1y (index) -3.9%

5y (index) 2.5%

10y (index) 7%

Rental Range

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

Low £1,741/mo

Realistic £1,934/mo

Optimistic £2,127/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for Peterborough: £698/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N2 8NX

Address

Diploma Avenue

Nearby

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

Type	Name	Distance
Bus stop	Fairlawn Avenue	0.1 miles
Shop	Koko's	0.1 miles
Train station	East Finchley	0.1 miles
Shop	Tesco Express	0.1 miles
Train station	Highgate	1.1 miles
University	Central Belsize Square	2.9 miles
University	Flood Hazard Research Centre	3.3 miles
Hospital	Priory Hospital	3.6 miles
Hospital	North London Hospice Winchmore Hill	4.0 miles

Street-level crime

Category	Count
Anti-social behaviour	90
Violence and sexual offences	73
Vehicle crime	43
Shoplifting	36
Other theft	18
Burglary	14
Public order	13
Drugs	12
Theft from the person	11
Robbery	7
Other crime	4
Bicycle theft	2
Possession of weapons	2
Total incidents	325

Within 1 mile during May 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
Holy Trinity CofE Primary School	Primary	0.2 miles	Good — 9 Sep 2024
The Archer Academy	Secondary	0.3 miles	Outstanding — 18 Jun 2019
Martin Primary School	Primary	0.5 miles	Good — 26 Nov 2023
Kerem School	Other	0.5 miles	— (No rating)
Oak Lodge School	Other	0.6 miles	Outstanding — 31 Jan 2014

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, Gardenia Court, N3	£5,000/mo	2	1.12 miles	OpenRent

Average rent: £5,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 2.22%

Max investor price (0.8%) £625,000

Target investor price (1%) £500,000

Gross yield 26.7%

Cost-to-rent ratio 3.8×

Monthly cashflow £3,589/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 66%

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).