# 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 |
| Last sold | £255,000 Feb 2026 |

## 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).*

## 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)