# 4 bedroom house for sale (NW4 1NX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 16 MANOR HALL AVENUE, LONDON, LONDON, GREATER LONDON NW4 1NX |
| Price | £1,400,000 |
| Bedrooms | 4 |
| Last sold | £1,400,000 May 2007 |

## Description

A DELIGHTFUL DETACHED FAMILY HOME WITH SPECTACULAR SEMI OPEN PLAN GROUND FLOOR ACCOMMODATION. THE PROPERTY BACKS DIRECTLY ONTO THE GOLF COURSE OFFERING FAR REACHING VIEWS AND IS PRESENTED IN EXCELLENT DECORATIVE CONDITION.

ENT/HALL * OPEN PLAN LIVING/DINING AREA * STUDY * KITCHEN * BREAKFAST ROOM * GUEST CLOAKROOM * PRINCIPLE BEDROOM WITH EN-SUITE BATHROOM * 3 FURTHER BEDROOMS * BATHROOM * FRONT & BACK GARDENS * OSP * INTERNAL GARAGE. SOLE AGENT.

**Dimensions**

Bedroom 1:

Bedroom 2:

Bedroom 3:

Bedroom 4:

Reception 1:

Reception 2:

Reception 3:

Kitchen:

21 4 x 12

12 4 x 11 10

12  x 9 3

14 4 x 9 4

33  x 21

15 4 x 11 10

17  x 9 1

16  x 9 1

## Property Photos

- ![Photo](/listings/photos/14590763/566708)
- ![Photo](/listings/photos/14590763/566709)
- ![Photo](/listings/photos/14590763/566717)
- ![Photo](/listings/photos/14590763/566720)
- ![Photo](/listings/photos/14590763/566721)
- ![Photo](/listings/photos/14590763/566725)
- ![Photo](/listings/photos/14590763/566729)

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #9144742
- **Address:** 16 Manor Hall Avenue, LONDON, NW4 1NX
- **Certificate Issued:** 22/10/2012
- **Work Completed:** 12/10/2012
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX | £1,400,000 | 25/05/2007 | Detached |
| 16 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX | £443,500 | 17/11/1995 | Detached |
| 16 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX | £380,000 | 28/04/1995 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 14 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX | £1,640,000 | 04/07/2023 | Detached |
| [Same street] 26 MANOR HALL AVENUE, LONDON, BARNET, GREATER LONDON, NW4 1NX | £1,910,000 | 03/07/2023 | Semi-detached |
| CONIFER COURT, 205 FLAT 5 GREAT NORTH WAY, LONDON, BARNET, GREATER LONDON, NW4 1PN | £307,500 | 28/01/2023 | Other |
| 168 GREAT NORTH WAY, LONDON, BARNET, GREATER LONDON, NW4 1EN | £11,807,869 | 15/11/2021 | Other |

**Street average:** £1,775,000 (2 sales)
**Area average:** £6,057,685 (2 sales)

## Price vs local average

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

- **Local average:** £2,019,809 (4 Other, NW4, 2024–2026)
- **Deviation:** -30.7%

## Rental Range

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

- **Low:** £1,738/mo
- **Realistic:** £1,931/mo
- **Optimistic:** £2,124/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £2,194/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 |
|------|------|------|------|------|
| 4 Bed Flat, Church Road, NW4 | £3,100/mo | 4 | 0.58 miles | OpenRent |

**Average rent: £3,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.22% (weak for cashflow)
- **Max investor price (0.8%):** £387,500
- **Target investor price (1%):** £310,000

*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 £3,100/mo).*

- **Gross yield:** 2.7%
- **Cost-to-rent:** 37.6×
- **Monthly cashflow:** £-2,748/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -8.1%

*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:** -34%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.6%
- **5y growth (index):** 2%
- **10y growth (index):** 8.1%

## 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)