Sold STC Detached

43 THE VALE

LONDON, GREATER LONDON N14 6HR

3 beds 2 baths 1,389 sq ft Listed 13 Jun 2022 (-1510d)

£1,000,000

Offers in Excess of

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# 3 bedroom detached house for sale (N14 6HR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 43 THE VALE, LONDON, GREATER LONDON N14 6HR |
| Price | £1,000,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 129 m² |
| Last sold | £1,020,000 Oct 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 26/11/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,224/year
- **Est. upgrade cost to C:** £14,015

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- E (£290)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2038-8936-7239-0685-0974)

## Description

Havilands are delighted to present this charming and bright 3 bed detached property.

The ground floor boasts a large open plan living area, downstairs cloackroom and utility room. To the rear is a large kitchen with double doors that open onto the garden.

The first floor is host to three good sized bedrooms and a modern family bathroom. The master bedroom also benefits from an en-suite.

This property is situated on a good sized plot with direct side access to the rear garden, and also has off street parking. Only a short walk from Winchmore Hill Green with its wealth of amenities, restaurants and pubs, this property is in a highly desirable location. It is also well located for primary and secondary schools.

Enfield Council Tax Band G (based on Government website information).

Tenure: Freehold.

## Property Photos

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- ![629ecd4d4d9ba.jpg](/listings/photos/85639314/1639339) - 629ecd4d4d9ba.jpg
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- ![629ecd80d261b.jpg](/listings/photos/85639314/1639342) - 629ecd80d261b.jpg

## Floorplans

- ![351961_1654561865.jpg](/listings/photos/85639314/1639343) - 351961_1654561865.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/85639314/1639344) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 43 THE VALE, LONDON, ENFIELD, GREATER LONDON, N14 6HR | £1,020,000 | 07/10/2022 | Detached |
| 43 THE VALE, LONDON, ENFIELD, GREATER LONDON, N14 6HR | £660,000 | 25/04/2014 | 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 |
|---------|-------|------|------|
| 164A WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1QP | £1,090,000 | 15/07/2025 | Detached |
| 135 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N14 6AR | £1,790,000 | 16/05/2025 | Detached |
| 91 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N14 6AH | £1,075,000 | 01/11/2023 | Detached |
| [Same street] 15 THE VALE, LONDON, ENFIELD, GREATER LONDON, N14 6HR | £790,000 | 16/09/2022 | Semi-detached |
| [Same street] 23 THE VALE, LONDON, ENFIELD, GREATER LONDON, N14 6HR | £915,000 | 21/02/2022 | Semi-detached |
| 61 FOUNTAINS CRESCENT, LONDON, ENFIELD, GREATER LONDON, N14 6BD | £890,000 | 30/09/2021 | Detached |

**Street average:** £852,500 (2 sales)
**Area average:** £1,211,250 (4 sales)

## Price vs local average

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

- **Local average:** £1,232,500 (4 Detached, N14, 2024–2026)
- **Deviation:** -18.9%

## Rental Range

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

- **Low:** £1,623/mo
- **Realistic:** £1,803/mo
- **Optimistic:** £1,983/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 3 Bed Maisonette, Burnbury Road, SW12 | £2,795/mo | 3 | 13.4 miles | OpenRent |

**Average rent: £2,795/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £349,375
- **Target investor price (1%):** £279,500

*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 £2,795/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.8×
- **Monthly cashflow:** £-1,448/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6%

*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:** £7,752/m²

## Capital growth trend

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

- **10y growth:** -4.8%

## House Price Index (HM Land Registry)

*Official index for Enfield; Detached series; as of April 2026.*

- **1y growth (index):** -1.3%
- **5y growth (index):** 8.3%
- **10y growth (index):** 18.1%

## 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)

629ecd46a27b2.jpg 629ecd1258eb6.jpg 629ecd13ea085.jpg 629ecd1096f1f.jpg 629ecd5822c11.jpg 629ecd15858f0.jpg 629ecd0cea645.jpg 629ecd172ff2e.jpg 629ecd87047a4.jpg 629ecd0eb8426.jpg 629ecd4f2c6f1.jpg 629ecd5124666.jpg 629ecd0b37739.jpg 629ecd52f0017.jpg 629ecd549ba99.jpg 629ecd566c8a0.jpg 629ecd850f3ec.jpg 629ecd83203bb.jpg 629ecd4b29ca6.jpg 629ecd095355d.jpg 629ecd4d4d9ba.jpg 629ecd1904955.jpg 629ecd48c0403.jpg 629ecd80d261b.jpg

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Property details

Tenure

FREEHOLD

Floor area

129 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£1,020,000 Oct 2022

Price per m²

£7,752/m²

Local average

£1,232,500 (-18.9%)

Deprivation

Decile 8 (26,961 of 33,755)

Street crime

242 incidents within 1 mile (May 2026)

Key features

Detached home
3 bedroom, 2 bathroom
Open plan living area
Utility Area
Downstairs cloakroom
Large garden
Modern family bathroom
Ensuite to master bedroom

Additional details

Parking: Yes
Garden: Yes

Description

Havilands are delighted to present this charming and bright 3 bed detached property.

The ground floor boasts a large open plan living area, downstairs cloackroom and utility room. To the rear is a large kitchen with double doors that open onto the garden.
The first floor is host to three good sized bedrooms and a modern family bathroom. The master bedroom also benefits from an en-suite.

This property is situated on a good sized plot with direct side access to the rear garden, and also has off street parking. Only a short walk from Winchmore Hill Green with its wealth of amenities, restaurants and pubs, this property is in a highly desirable location. It is also well located for primary and secondary schools.

Enfield Council Tax Band G (based on Government website information).
Tenure: Freehold.

Listed by

London

Havilands

Reference: 85639314

EPC Rating & Upgrade Cost

This certificate expired on 26/11/2025. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: C

Inspection date: 27/11/2015

Expiry date: 26/11/2025 (expired)

Current heating cost: £1,224/year

Potential heating cost: £702/year

Est. upgrade cost to C: £14,015

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£290)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

351961_1654561865.jpg

EPC Graphs

EE Rating

Price history

55% since 2014

Event	Date	Price	% change
Sold	07/10/2022 (3 years ago)	£1,020,000	+54.5%
Sold	25/04/2014 (12 years ago)	£660,000	—

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
164A WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N21 1QP	£1,090,000	15/07/2025	Detached
135 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N14 6AR	£1,790,000	16/05/2025	Detached
91 WINCHMORE HILL ROAD, LONDON, ENFIELD, GREATER LONDON, N14 6AH	£1,075,000	01/11/2023	Detached
Same street 15 THE VALE, LONDON, ENFIELD, GREATER LONDON, N14 6HR	£790,000	16/09/2022	Semi-detached
Same street 23 THE VALE, LONDON, ENFIELD, GREATER LONDON, N14 6HR	£915,000	21/02/2022	Semi-detached
61 FOUNTAINS CRESCENT, LONDON, ENFIELD, GREATER LONDON, N14 6BD	£890,000	30/09/2021	Detached

Street average: £852,500 (2 sales)

Area average: £1,211,250 (4 sales)

Capital growth trend

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

10y growth -4.8%

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

1y (index) -1.3%

5y (index) 8.3%

10y (index) 18.1%

Rental Range

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

Low £1,623/mo

Realistic £1,803/mo

Optimistic £1,983/mo

Based on Local Authority from postcode lookup → Enfield.

LHA (30th percentile) floor for Huntingdon: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N14 6HR

Nearby

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

Type	Name	Distance
Bus stop	Queen Elizabeth's Drive	0.1 miles
Shop	M&S Simply Food	0.3 miles
Shop	Starko	0.4 miles
Hospital	Priory Hospital	0.4 miles
Train station	Southgate	0.5 miles
Train station	Winchmore Hill	0.8 miles
Hospital	North London Hospice Winchmore Hill	1.5 miles
University	Flood Hazard Research Centre	5.9 miles
University	Middlesex University	5.9 miles

Street-level crime

Category	Count
Anti-social behaviour	74
Violence and sexual offences	58
Vehicle crime	41
Other theft	20
Burglary	13
Public order	12
Shoplifting	8
Other crime	5
Drugs	4
Theft from the person	4
Robbery	2
Bicycle theft	1
Total incidents	242

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
West Grove Primary	Primary	0.3 miles	Good — 9 Sep 2013
Wolfson Hillel Primary School	Primary	0.4 miles	Outstanding — 11 May 2017
St Andrew's Southgate Primary School (CE)	Primary	0.4 miles	— (Inspected (no overall grade))
Eversley Primary School	Primary	0.5 miles	Outstanding — 6 Feb 2015
Osidge Primary School	Primary	0.7 miles	Good — 20 Mar 2024

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
3 Bed Maisonette, Burnbury Road, SW12	£2,795/mo	3	13.4 miles	OpenRent

Average rent: £2,795/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.28%

Max investor price (0.8%) £349,375

Target investor price (1%) £279,500

Gross yield 3.4%

Cost-to-rent ratio 29.8×

Monthly cashflow £-1,448/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6%

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).

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