Sold STC Flat

FLAT 12

FITZROY COURT, SHEPHERDS HILL, LONDON, GREATER LONDON N6 5RD

2 beds 1 baths 807 sq ft Listed 7 Apr 2025 (-470d)

£685,000

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# 2 bedroom apartment for sale (N6 5RD)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 12, FITZROY COURT, SHEPHERDS HILL, LONDON, GREATER LONDON N6 5RD |
| Price | £685,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | E |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 75 m² |
| Last sold | £680,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 24/03/2034
- **Current heating cost:** £487/year
- **Est. upgrade cost to C:** £1,000

### Recommendations
- B (£500 - £1,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2520-6181-6138-1862-1221)

## Description

The property comes complete with a private garage and a store room located in the basement area of the building.

MATERIAL INFORMATION:

Tenure: 999 year lease from 29th September 1989 with SHARE OF FREEHOLD.

Service Charges: £3,294.80 for 2025/26. This includes £200.00 towards the Building Reserve Fund. The service charge pays for a variety of items including building insurance, cleaning and lighting of communal parts, garden maintenance, managing agents fees etc.

Council Tax: Haringey Council BAND E (£2,698.59 for 2025/26).

Parking: Private Garage and further off-street parking on a first come, first served basis.

Utilities: Mains connected electricity, gas, water and sewerage.

Broadband and Data Coverage.  Superfast Broadband service available (Openreach & Virgin Media) with a very high confidence level of 5G data coverage for mobile phones.

Construction Type: Brick and asphalt.

Heating: Gas central heating.

Lease Covenants & Restrictions: Not to use the Flat for any purpose whatsoever other than as a private residential flat. To keep the floors of the bedrooms suitably carpeted.

Location:

Fitzroy Court is located on Shepherds Hill. The tube station at Highgate and the grounds of Queens Wood are each within two thirds of a mile's distance.

## Property Photos

- ![Picture No. 25](/listings/photos/160361045/965933) - Picture No. 25
- ![Picture No. 08](/listings/photos/160361045/965934) - Picture No. 08
- ![Picture No. 18](/listings/photos/160361045/965935) - Picture No. 18
- ![Picture No. 13](/listings/photos/160361045/965936) - Picture No. 13
- ![Picture No. 26](/listings/photos/160361045/965937) - Picture No. 26
- ![Picture No. 30](/listings/photos/160361045/965938) - Picture No. 30
- ![Picture No. 12](/listings/photos/160361045/965939) - Picture No. 12
- ![Picture No. 14](/listings/photos/160361045/965940) - Picture No. 14
- ![Picture No. 16](/listings/photos/160361045/965941) - Picture No. 16
- ![Picture No. 15](/listings/photos/160361045/965942) - Picture No. 15
- ![Picture No. 19](/listings/photos/160361045/965943) - Picture No. 19
- ![Picture No. 21](/listings/photos/160361045/965944) - Picture No. 21
- ![Picture No. 20](/listings/photos/160361045/965945) - Picture No. 20
- ![Picture No. 27](/listings/photos/160361045/965946) - Picture No. 27
- ![Picture No. 28](/listings/photos/160361045/965947) - Picture No. 28
- ![Picture No. 29](/listings/photos/160361045/965948) - Picture No. 29
- ![Picture No. 04](/listings/photos/160361045/965949) - Picture No. 04

## Floorplans

- ![Picture No. 24](/listings/photos/160361045/965950) - Picture No. 24

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/160361045/965951) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| FITZROY COURT FLAT 12 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RD | £680,000 | 20/02/2026 | 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 |
|---------|-------|------|------|
| MOUNT LODGE FLAT 9 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QR | £630,000 | 09/01/2026 | Flat |
| 18 FLAT 11 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ | £410,000 | 12/12/2025 | Flat |
| PANORAMA COURT, 56 FLAT 16 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RP | £625,000 | 14/11/2025 | Flat |
| JAMESON LODGE, 58 FLAT 9 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RW | £625,000 | 31/10/2025 | Flat |
| 18 FLAT 4 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ | £355,000 | 09/07/2025 | Flat |
| ALTIOR COURT FLAT 16 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ | £400,000 | 28/03/2025 | Flat |
| 17B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ | £685,000 | 12/12/2023 | Flat |
| 11 FLAT 2 STANHOPE ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5NE | £425,000 | 08/12/2023 | Flat |
| FITZROY COURT FLAT 10 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RD | £640,000 | 30/10/2023 | Flat |
| 33A STANHOPE GARDENS, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5TT | £725,000 | 27/10/2023 | Flat |
| PANORAMA COURT, 56 FLAT 13 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RP | £575,000 | 20/10/2023 | Flat |
| 11B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ | £724,000 | 28/09/2023 | Flat |
| 62 FLAT 3 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN | £905,000 | 06/09/2023 | Flat |
| 62 FLAT 1 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN | £2,200,000 | 15/08/2023 | Flat |
| 35 FLAT 4 HURST AVENUE, LONDON, HARINGEY, GREATER LONDON, N6 5TW | £750,000 | 11/08/2023 | Flat |
| 13 FLAT 3 STANHOPE ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5NE | £900,000 | 26/05/2023 | Flat |
| 62 FLAT 5 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN | £650,000 | 24/04/2023 | Flat |
| ALTIOR COURT FLAT 29 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ | £512,500 | 27/01/2023 | Flat |
| ALTIOR COURT FLAT 29 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ | £140,000 | 27/01/2023 | Flat |
| FITZROY COURT FLAT 23 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RD | £470,000 | 20/12/2022 | Flat |

**Area average:** £667,325 (20 sales)

## Price vs local average

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

- **Local average:** £693,636 (44 Flat, N6, 2024–2026)
- **Deviation:** -1.2%

## Rental Range

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

- **Low:** £1,991/mo
- **Realistic:** £2,212/mo
- **Optimistic:** £2,433/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/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, Hornsey Lane Gardens, N6 | £2,995/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Flat, Stanhope Road, N6 | £2,000/mo | 2 | 0.42 miles | OpenRent |
| 2 Bed Flat, Onslow Gardens, N10 | £2,900/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Flat, Broadway Parade, N8 | £2,250/mo | 2 | 0.66 miles | OpenRent |

**Average rent: £2,536/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £321,875
- **Target investor price (1%):** £257,500

*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 £2,575/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.2×
- **Monthly cashflow:** £-405/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.4%

*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:** £9,133/m²

## Capital growth trend

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

- **5y growth:** 7.7%
- **10y growth:** -9.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.8%
- **5y growth (index):** 3.9%
- **10y growth (index):** 7.5%

## 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)

Picture No. 25 Picture No. 08 Picture No. 18 Picture No. 13 Picture No. 26 Picture No. 30 Picture No. 12 Picture No. 14 Picture No. 16 Picture No. 15 Picture No. 19 Picture No. 21 Picture No. 20 Picture No. 27 Picture No. 28 Picture No. 29 Picture No. 04

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

75 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£680,000 Feb 2026

Price per m²

£9,133/m²

Local average

£693,636 (-1.2%)

Deprivation

Decile 9 (28,993 of 33,755)

Street crime

737 incidents within 1 mile (May 2026)

Key features

2 Bedrooms
Reception Room
Balcony
Kitchen
Bathroom
Garage

Additional details

Parking: Garage
Garden: Yes

Description

A two bedroom apartment occupying a second floor position at the rear of this lift-serviced 1960's built block. The property comprises 809 sq. ft. accommodation and of particular interest is its dual aspect orientation which enables extraordinary, far reaching rear views toward Muswell Hill and Alexandra Palace as well an eastwards views toward Epping.

The property comes complete with a private garage and a store room located in the basement area of the building.

MATERIAL INFORMATION:
Tenure: 999 year lease from 29th September 1989 with SHARE OF FREEHOLD.
Service Charges: £3,294.80 for 2025/26. This includes £200.00 towards the Building Reserve Fund. The service charge pays for a variety of items including building insurance, cleaning and lighting of communal parts, garden maintenance, managing agents fees etc.
Council Tax: Haringey Council BAND E (£2,698.59 for 2025/26).
Parking: Private Garage and further off-street parking on a first come, first served basis.
Utilities: Mains connected electricity, gas, water and sewerage.
Broadband and Data Coverage. Superfast Broadband service available (Openreach & Virgin Media) with a very high confidence level of 5G data coverage for mobile phones.
Construction Type: Brick and asphalt.
Heating: Gas central heating.
Lease Covenants & Restrictions: Not to use the Flat for any purpose whatsoever other than as a private residential flat. To keep the floors of the bedrooms suitably carpeted.

Location:
Fitzroy Court is located on Shepherds Hill. The tube station at Highgate and the grounds of Queens Wood are each within two thirds of a mile's distance.

Listed by

Highgate

Winkworth

Reference: 160361045

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 25/03/2024

Expiry date: 24/03/2034

Current heating cost: £487/year

Potential heating cost: £367/year

Est. upgrade cost to C: £1,000

Recommendations

Cavity wall insulation (£500 - £1,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No. 24

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	20/02/2026 (5 months ago)	£680,000	—

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
MOUNT LODGE FLAT 9 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QR	£630,000	09/01/2026	Flat
18 FLAT 11 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ	£410,000	12/12/2025	Flat
PANORAMA COURT, 56 FLAT 16 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RP	£625,000	14/11/2025	Flat
JAMESON LODGE, 58 FLAT 9 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RW	£625,000	31/10/2025	Flat
18 FLAT 4 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5AQ	£355,000	09/07/2025	Flat
ALTIOR COURT FLAT 16 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ	£400,000	28/03/2025	Flat
17B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ	£685,000	12/12/2023	Flat
11 FLAT 2 STANHOPE ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5NE	£425,000	08/12/2023	Flat
FITZROY COURT FLAT 10 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RD	£640,000	30/10/2023	Flat
33A STANHOPE GARDENS, HIGHGATE, LONDON, HARINGEY, GREATER LONDON, N6 5TT	£725,000	27/10/2023	Flat
PANORAMA COURT, 56 FLAT 13 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RP	£575,000	20/10/2023	Flat
11B SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5QJ	£724,000	28/09/2023	Flat
62 FLAT 3 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN	£905,000	06/09/2023	Flat
62 FLAT 1 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN	£2,200,000	15/08/2023	Flat
35 FLAT 4 HURST AVENUE, LONDON, HARINGEY, GREATER LONDON, N6 5TW	£750,000	11/08/2023	Flat
13 FLAT 3 STANHOPE ROAD, LONDON, HARINGEY, GREATER LONDON, N6 5NE	£900,000	26/05/2023	Flat
62 FLAT 5 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RN	£650,000	24/04/2023	Flat
ALTIOR COURT FLAT 29 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ	£512,500	27/01/2023	Flat
ALTIOR COURT FLAT 29 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RJ	£140,000	27/01/2023	Flat
FITZROY COURT FLAT 23 SHEPHERDS HILL, LONDON, HARINGEY, GREATER LONDON, N6 5RD	£470,000	20/12/2022	Flat

Area average: £667,325 (20 sales)

Capital growth trend

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

5y growth 7.7%

10y growth -9.3%

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

1y (index) -0.8%

5y (index) 3.9%

10y (index) 7.5%

Rental Range

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

Low £1,991/mo

Realistic £2,212/mo

Optimistic £2,433/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N6 5RD

Address

57 Shepherds Hill

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Broughton Gardens	0.0 miles
Shop	Highgate Flowers	0.3 miles
Shop	Souvenir	0.3 miles
Train station	Highgate	0.4 miles
Train station	Archway	0.9 miles
University	Central Belsize Square	2.6 miles
University	Paris Dauphine University - London Campus	3.5 miles
Hospital	Moorfields at Hoxton	3.7 miles
Hospital	North London Hospice Winchmore Hill	3.8 miles

Street-level crime

Category	Count
Violence and sexual offences	194
Anti-social behaviour	169
Shoplifting	99
Vehicle crime	64
Other theft	45
Public order	40
Robbery	30
Theft from the person	30
Burglary	29
Bicycle theft	13
Drugs	13
Other crime	10
Possession of weapons	1
Total incidents	737

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
Highgate Wood Secondary School	Secondary	0.3 miles	Good — 16 Dec 2011
The Avenue Pre-Preparatory School and Nursery	Other	0.4 miles	— (No rating)
Whitehall Park School	Primary	0.5 miles	Good — 24 May 2017
Coleridge Primary School	Primary	0.5 miles	Outstanding — 20 Apr 2015
The Harington Scheme Ltd	Other	0.6 miles	— (No rating)

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, Hornsey Lane Gardens, N6	£2,995/mo	2	0.4 miles	OpenRent
2 Bed Flat, Stanhope Road, N6	£2,000/mo	2	0.42 miles	OpenRent
2 Bed Flat, Onslow Gardens, N10	£2,900/mo	2	0.51 miles	OpenRent
2 Bed Flat, Broadway Parade, N8	£2,250/mo	2	0.66 miles	OpenRent

Average rent: £2,536/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £321,875

Target investor price (1%) £257,500

Gross yield 4.5%

Cost-to-rent ratio 22.2×

Monthly cashflow £-405/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.4%

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).