Sold STC Flat

FLAT 1

78 UPPER TOLLINGTON PARK, LONDON, GREATER LONDON N4 4NB

1 beds 1 baths 38 m² Listed 11 Mar 2025 (-463d)

£400,000

Offers in Excess of

Reduced on 9 Apr 2025

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# 1 bedroom flat for sale (N4 4NB)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, 78 UPPER TOLLINGTON PARK, LONDON, GREATER LONDON N4 4NB |
| Price | £400,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | A |
| Last sold | £400,000 Aug 2025 |

## Description

Contemporary design proudly resides within this ground floor period property on leafy Upper Tollington, boasting its own private garden to the rear.

Light and neutral tones are complimented by wood accents throughout, illuminated by recessed spot lighting in each room. In the open plan, L shaped kitchen area you’ll find chic black gloss tiling surrounded by brushed chrome cabinetry, inhabiting integrated oven / hob, washing machine and windowed sink area and large fridge freezer. Dining furniture fits well in this space, while the lounge area provides views and double door access to the garden beyond. Partly laid to patio for extra dining furniture and partly laid to lawn, the garden is surrounded by thoughtfully planted shrubbery, high fencing and mature tree for added privacy. Back through into the entrance hall and to your right awaits the double bedroom, fitted with two built in wardrobes, shelving and laid with thick, neutral carpeting with leafy views. Adjacent you’ll find excellent storage in the hallway, ideal for cleaning utensils and paint pots. The bathroom is tastefully decorated in warm neutral tones, complete with vanity basin unit, triple tier heated towel rail and full sized bath tub with shower over head. This is an ideal property for those looking to start afresh in the leafy surrounds of ever popular Stroud Green.

Located on Upper Tollington Park, just 400ft behind local nature reserve Parkland Walk, you’re perfectly positioned to enjoy the wealth of amenities and green space waiting for you in nFinsbury Park. Transport wise you are a short stroll from Finsbury Park Interchange providing direct access to Underground, National Rail and a multitude of local bus services.

## Property Photos

- ![1920px_OO_upper tollington park_davies davies_21.j](/listings/photos/159265082/622070) - 1920px_OO_upper tollington park_davies davies_21.j
- ![1920px_OO_upper tollington park_davies davies_13.j](/listings/photos/159265082/622071) - 1920px_OO_upper tollington park_davies davies_13.j
- ![1920px_OO_upper tollington park_davies davies_14.j](/listings/photos/159265082/622074) - 1920px_OO_upper tollington park_davies davies_14.j
- ![1920px_OO_upper tollington park_davies davies_12.j](/listings/photos/159265082/622076) - 1920px_OO_upper tollington park_davies davies_12.j
- ![1920px_OO_upper tollington park_davies davies_19.j](/listings/photos/159265082/622078) - 1920px_OO_upper tollington park_davies davies_19.j
- ![1920px_OO_upper tollington park_davies davies_06.j](/listings/photos/159265082/622080) - 1920px_OO_upper tollington park_davies davies_06.j
- ![1920px_OO_upper tollington park_davies davies_07.j](/listings/photos/159265082/622081) - 1920px_OO_upper tollington park_davies davies_07.j
- ![1920px_OO_upper tollington park_davies davies_02.j](/listings/photos/159265082/622082) - 1920px_OO_upper tollington park_davies davies_02.j
- ![1920px_OO_upper tollington park_davies davies_01.j](/listings/photos/159265082/622083) - 1920px_OO_upper tollington park_davies davies_01.j

## Floorplans

- ![Floorplan.jpg](/listings/photos/159265082/622084) - Floorplan.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/159265082/622085) - EE Rating
- ![EI Rating](/listings/photos/159265082/622086) - EI Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 78 FLAT 1 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £400,000 | 20/08/2025 | Flat |
| 78 FLAT 1 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £408,000 | 28/08/2015 | 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 |
|---------|-------|------|------|
| [Same street] 84 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £1,072,000 | 07/01/2026 | Flat |
| [Same street] 90 GROUND FLOOR RIGHT FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £330,000 | 19/12/2025 | Flat |
| 70B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LS | £375,000 | 05/12/2025 | Flat |
| 17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX | £500,000 | 11/11/2025 | Flat |
| 24C OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NL | £705,000 | 30/07/2025 | Flat |
| 28 OSBORNE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SD | £810,000 | 24/07/2025 | Flat |
| [Same street] 82B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £767,500 | 24/04/2025 | Flat |
| 83A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LP | £735,000 | 18/02/2025 | Flat |
| [Same street] 92 FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £720,000 | 28/03/2024 | Flat |
| [Same street] 82A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £1,035,000 | 27/10/2023 | Terraced |
| 29A OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NP | £495,000 | 20/10/2023 | Flat |
| 38C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £470,000 | 13/10/2023 | Flat |
| 48 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £580,000 | 27/09/2023 | Flat |
| 32 FLAT 1 LANCASTER ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PR | £745,000 | 11/09/2023 | Flat |
| 103 FLAT D UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND | £450,000 | 25/08/2023 | Flat |
| 7 1 CORNWALL ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PH | £632,200 | 17/08/2023 | Flat |
| 117C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND | £800,000 | 04/08/2023 | Flat |
| 33 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NT | £445,000 | 23/05/2023 | Flat |
| 43 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4DD | £500,000 | 23/05/2023 | Flat |
| 11A SECOND FLOOR FLAT VICTORIA ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SH | £648,000 | 17/04/2023 | Flat |
| 17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX | £410,000 | 29/03/2023 | Flat |
| 56C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX | £242,000 | 29/03/2023 | Flat |
| CONNAUGHT LODGE FLAT 4 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NR | £345,000 | 24/02/2023 | Flat |
| 72 GROUND FLOOR FLAT FLORENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4DP | £550,000 | 15/02/2023 | Flat |
| 7B - 7D OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NH | £431,165 | 22/12/2022 | Flat |
| [Same street] 86B FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £583,000 | 21/12/2022 | Flat |
| [Same street] 76 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £695,000 | 10/06/2022 | Flat |
| [Same street] 72 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £510,000 | 05/05/2022 | Flat |
| [Same street] 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £1,890,000 | 30/10/2021 | Other |
| [Same street] 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB | £2,633,181 | 30/09/2021 | Semi-detached |

**Street average:** £1,023,568 (10 sales)
**Area average:** £543,418 (20 sales)

## Price vs local average

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

- **Local average:** £548,485 (117 Flat, N4, 2024–2026)
- **Deviation:** -27.1%

## Rental Range

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

- **Low:** £1,993/mo
- **Realistic:** £2,214/mo
- **Optimistic:** £2,435/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £648/mo

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £276,750
- **Target investor price (1%):** £221,400

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** -3.1%
- **10y growth:** 13.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.8%
- **5y growth (index):** 3.8%
- **10y growth (index):** 10.4%

## 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)

1920px_OO_upper tollington park_davies davies_21.j 1920px_OO_upper tollington park_davies davies_13.j 1920px_OO_upper tollington park_davies davies_14.j 1920px_OO_upper tollington park_davies davies_12.j 1920px_OO_upper tollington park_davies davies_19.j 1920px_OO_upper tollington park_davies davies_06.j 1920px_OO_upper tollington park_davies davies_07.j 1920px_OO_upper tollington park_davies davies_02.j 1920px_OO_upper tollington park_davies davies_01.j

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Property details

Tenure

LEASEHOLD

Floor area

38 m²

Council tax band

Last sold

£400,000 Aug 2025

Local average

£548,485 (-27.1%)

Deprivation

Decile 4 (12,633 of 33,755)

Street crime

1267 incidents within 1 mile (Apr 2026)

Key features

1 bedroom flat
Private rear garden
Offered chain free
Open plan living space
Well presented throughout
0.6 miles from Finsbury Park Station

Additional details

Garden: Yes

Description

Contemporary design proudly resides within this ground floor period property on leafy Upper Tollington, boasting its own private garden to the rear.

Light and neutral tones are complimented by wood accents throughout, illuminated by recessed spot lighting in each room. In the open plan, L shaped kitchen area you’ll find chic black gloss tiling surrounded by brushed chrome cabinetry, inhabiting integrated oven / hob, washing machine and windowed sink area and large fridge freezer. Dining furniture fits well in this space, while the lounge area provides views and double door access to the garden beyond. Partly laid to patio for extra dining furniture and partly laid to lawn, the garden is surrounded by thoughtfully planted shrubbery, high fencing and mature tree for added privacy. Back through into the entrance hall and to your right awaits the double bedroom, fitted with two built in wardrobes, shelving and laid with thick, neutral carpeting with leafy views. Adjacent you’ll find excellent storage in the hallway, ideal for cleaning utensils and paint pots. The bathroom is tastefully decorated in warm neutral tones, complete with vanity basin unit, triple tier heated towel rail and full sized bath tub with shower over head. This is an ideal property for those looking to start afresh in the leafy surrounds of ever popular Stroud Green.

Located on Upper Tollington Park, just 400ft behind local nature reserve Parkland Walk, you’re perfectly positioned to enjoy the wealth of amenities and green space waiting for you in nFinsbury Park. Transport wise you are a short stroll from Finsbury Park Interchange providing direct access to Underground, National Rail and a multitude of local bus services.

Listed by

Finsbury Park

Davies & Davies

Reference: 159265082

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan.jpg

EPC Graphs

EE Rating

EI Rating

Price history

-2% since 2015

Event	Date	Price	% change
Sold	20/08/2025 (9 months ago)	£400,000	-2%
Sold	28/08/2015 (10 years ago)	£408,000	—

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
Same street 84 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£1,072,000	07/01/2026	Flat
Same street 90 GROUND FLOOR RIGHT FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£330,000	19/12/2025	Flat
70B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LS	£375,000	05/12/2025	Flat
17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX	£500,000	11/11/2025	Flat
24C OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NL	£705,000	30/07/2025	Flat
28 OSBORNE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SD	£810,000	24/07/2025	Flat
Same street 82B UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£767,500	24/04/2025	Flat
83A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4LP	£735,000	18/02/2025	Flat
Same street 92 FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£720,000	28/03/2024	Flat
Same street 82A UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£1,035,000	27/10/2023	Terraced
29A OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NP	£495,000	20/10/2023	Flat
38C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX	£470,000	13/10/2023	Flat
48 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX	£580,000	27/09/2023	Flat
32 FLAT 1 LANCASTER ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PR	£745,000	11/09/2023	Flat
103 FLAT D UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND	£450,000	25/08/2023	Flat
7 1 CORNWALL ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4PH	£632,200	17/08/2023	Flat
117C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4ND	£800,000	04/08/2023	Flat
33 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NT	£445,000	23/05/2023	Flat
43 FLAT C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4DD	£500,000	23/05/2023	Flat
11A SECOND FLOOR FLAT VICTORIA ROAD, LONDON, HARINGEY, GREATER LONDON, N4 3SH	£648,000	17/04/2023	Flat
17B SCARBOROUGH ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4LX	£410,000	29/03/2023	Flat
56C UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4BX	£242,000	29/03/2023	Flat
CONNAUGHT LODGE FLAT 4 CONNAUGHT ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NR	£345,000	24/02/2023	Flat
72 GROUND FLOOR FLAT FLORENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4DP	£550,000	15/02/2023	Flat
7B - 7D OAKFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4NH	£431,165	22/12/2022	Flat
Same street 86B FIRST FLOOR FLAT UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£583,000	21/12/2022	Flat
Same street 76 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£695,000	10/06/2022	Flat
Same street 72 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£510,000	05/05/2022	Flat
Same street 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£1,890,000	30/10/2021	Other
Same street 88 UPPER TOLLINGTON PARK, LONDON, HARINGEY, GREATER LONDON, N4 4NB	£2,633,181	30/09/2021	Semi-detached

Street average: £1,023,568 (10 sales)

Area average: £543,418 (20 sales)

Capital growth trend

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

5y growth -3.1%

10y growth 13.3%

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

1y (index) -1.8%

5y (index) 3.8%

10y (index) 10.4%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: ASSETHOLD LTD (02272677)

Rental Range

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

Low £1,993/mo

Realistic £2,214/mo

Optimistic £2,435/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Huntingdon: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N4 4NB

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Beatrice Road	0.1 miles
Bus stop	Hail & Ride American Gardens	0.1 miles
Shop	Amia's Hair Studio	0.3 miles
Shop	Doreen Hair Fashions	0.3 miles
Train station	Harringay	0.4 miles
Train station	Crouch Hill	0.4 miles
Hospital	Moorfields at Hoxton	2.7 miles
University	University of Wales Trinity Saint David London	2.7 miles
University	Paris Dauphine University - London Campus	2.8 miles
Hospital	Great Ormond Street Outpatients - Zebra and Hippo Clinic Areas	3.5 miles

Street-level crime

Category	Count
Anti-social behaviour	367
Violence and sexual offences	252
Theft from the person	108
Other theft	83
Public order	74
Vehicle crime	68
Shoplifting	66
Drugs	55
Robbery	54
Criminal damage and arson	50
Burglary	46
Possession of weapons	17
Bicycle theft	14
Other crime	13
Total incidents	1267

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
Stroud Green Primary School	Primary	0.2 miles	Good — 4 Mar 2013
St Aidan's Voluntary Controlled Primary School	Primary	0.3 miles	Outstanding — 12 Sep 2024
North Islington Nursery School	Nursery	0.5 miles	Good — 22 Nov 2012
Arts and Media School Islington	Secondary	0.5 miles	Good — 18 Jun 2023
Christ The King Catholic Primary School	Primary	0.5 miles	Good — 12 Jan 2015

Rental Comparables

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.55%

Max investor price (0.8%) £276,750

Target investor price (1%) £221,400

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).

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