Sold STC Flat

FLAT 23

GILLINGS COURT, WOOD STREET, BARNET, GREATER LONDON EN5 4BU

1 beds 1 baths 420 sq ft Listed 12 Mar 2025 (-497d)

£260,000

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Reduced on 13 Jun 2025

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# 1 bedroom apartment for sale (EN5 4BU)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 23, GILLINGS COURT, WOOD STREET, BARNET, GREATER LONDON EN5 4BU |
| Price | £260,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 39 m² |
| Last sold | £260,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/09/2032
- **Current heating cost:** £710/year
- **Est. upgrade cost to C:** £7,175

### Recommendations
- W2 (£4,000 - £6,000)
- E (£20)
- L2 (£800 - £1,200)
- Y (£585 - £725)
- X (£500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9172-3020-7201-4042-3200)

## Description

A one bedroom ground floor purpose built flat with its own entrance, located moments from the High Street.

The accommodation includes a good sized reception room opening to a fitted kitchen, a double bedroom and a shower room. An ideal first time purchase and an opportunity to put your own stamp on the property.

The property also benefits from an allocated off street parking space and a share of the freehold with a long lease of 975 years remaining.

There's a great selection of highly regarded schools in the surrounding vicinity and the amenities of the High Street are moments away, with shops, cafes, restaurants and bus links. High Barnet tube station is also within half a mile, giving access into Central London. The area is also known for its pockets of greenbelt and recreational spaces, including Ravenscroft Park and The Old Courthouse Park.

Share of Freehold: 975 years remaining (999 years from 19/09/2000)

Service Charge: £1,740p/a

No Ground Rent

Council Tax band: C

## Property Photos

- ![Picture No. 02](/listings/photos/159323555/1199388) - Picture No. 02
- ![Picture No. 04](/listings/photos/159323555/1199389) - Picture No. 04
- ![Picture No. 03](/listings/photos/159323555/1199390) - Picture No. 03
- ![Picture No. 01](/listings/photos/159323555/1199391) - Picture No. 01
- ![Picture No. 05](/listings/photos/159323555/1199392) - Picture No. 05

## Floorplans

- ![Floorplan](/listings/photos/159323555/1199393) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/159323555/1199394) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GILLINGS COURT FLAT 23 WOOD STREET, BARNET, GREATER LONDON, EN5 4BU | £260,000 | 06/03/2026 | 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 |
|---------|-------|------|------|
| [Same street] GILLINGS COURT FLAT 3 WOOD STREET, BARNET, GREATER LONDON, EN5 4BU | £282,500 | 30/07/2025 | Flat |
| 1 MANOR CLOSE, BARNET, GREATER LONDON, EN5 4BP | £405,000 | 14/02/2025 | Flat |
| ST MARTHA'S COURT FLAT 2 WOOD STREET, BARNET, GREATER LONDON, EN5 4AY | £325,000 | 01/12/2023 | Flat |
| ABINGDON LODGE, 37 5 MANOR ROAD, BARNET, GREATER LONDON, EN5 2JG | £460,000 | 29/11/2023 | Flat |
| 90D HIGH STREET, BARNET, GREATER LONDON, EN5 5SN | £232,000 | 24/10/2023 | Flat |
| ST MARTHA'S COURT FLAT 16 WOOD STREET, BARNET, GREATER LONDON, EN5 4AY | £224,000 | 01/09/2023 | Flat |
| 11 CATTLEY CLOSE, BARNET, GREATER LONDON, EN5 4SN | £675,000 | 24/08/2023 | Flat |
| [Same street] GILLINGS COURT FLAT 16 WOOD STREET, BARNET, GREATER LONDON, EN5 4BU | £290,000 | 12/05/2023 | Flat |
| 101 HERTSWOOD COURT, BARNET, GREATER LONDON, EN5 4AU | £120,000 | 21/03/2023 | Flat |
| 11 HERTSWOOD COURT, BARNET, GREATER LONDON, EN5 4AU | £170,000 | 13/03/2023 | Flat |
| 2C FLAT 1 SALISBURY ROAD, BARNET, GREATER LONDON, EN5 4JP | £575,000 | 23/12/2022 | Flat |
| 2C FLAT 5 SALISBURY ROAD, BARNET, GREATER LONDON, EN5 4JP | £515,000 | 25/11/2022 | Flat |
| 107 HERTSWOOD COURT, BARNET, GREATER LONDON, EN5 4AU | £120,000 | 14/11/2022 | Flat |
| 3 MANOR CLOSE, BARNET, GREATER LONDON, EN5 4BP | £392,500 | 09/11/2022 | Flat |
| 2C FLAT 4 SALISBURY ROAD, BARNET, GREATER LONDON, EN5 4JP | £355,000 | 27/10/2022 | Flat |
| ST MARTHA'S COURT FLAT 1 WOOD STREET, BARNET, GREATER LONDON, EN5 4AY | £365,000 | 21/10/2022 | Flat |
| GLASSBANK COURT, 85A FLAT 2 HIGH STREET, BARNET, GREATER LONDON, EN5 5UR | £330,000 | 21/09/2022 | Flat |
| GLASSBANK COURT, 85A FLAT 1 HIGH STREET, BARNET, GREATER LONDON, EN5 5UR | £325,000 | 25/07/2022 | Flat |
| 120 HERTSWOOD COURT, BARNET, GREATER LONDON, EN5 4AU | £152,000 | 20/06/2022 | Flat |
| 18 HERTSWOOD COURT, BARNET, GREATER LONDON, EN5 4AU | £170,000 | 07/06/2022 | Flat |
| 2C FLAT 2 SALISBURY ROAD, BARNET, GREATER LONDON, EN5 4JP | £580,000 | 24/03/2022 | Flat |
| THE LODGE, 45 FLAT A WOOD STREET, BARNET, GREATER LONDON, EN5 4BE | £475,000 | 18/02/2022 | Flat |
| [Same street] GILLINGS COURT FLAT 9 WOOD STREET, BARNET, GREATER LONDON, EN5 4BU | £240,000 | 31/01/2022 | Flat |

**Street average:** £270,833 (3 sales)
**Area average:** £348,275 (20 sales)

## Price vs local average

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

- **Local average:** £339,243 (37 Flat, EN5, 2024–2026)
- **Deviation:** -23.4%

## 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 Outer North London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,147/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 |
|------|------|------|------|------|
| Studio Flat, Meadow Close, EN5 | £1,075/mo | 1 | 0.73 miles | OpenRent |

**Average rent: £1,075/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £134,375
- **Target investor price (1%):** £107,500

*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 £1,075/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20.2×
- **Monthly cashflow:** £-81/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.3%

*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:** £6,667/m²

## Capital growth trend

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

- **5y growth:** -4.7%
- **10y growth:** 0.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -5.6%
- **5y growth (index):** -3.4%
- **10y growth (index):** -0.8%

## 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. 02 Picture No. 04 Picture No. 03 Picture No. 01 Picture No. 05

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Property details

Tenure

SHARE_OF_FREEHOLD (973 years remaining on lease)

Floor area

39 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£260,000 Mar 2026

Price per m²

£6,667/m²

Local average

£339,243 (-23.4%)

Deprivation

Decile 6 (19,311 of 33,755)

Street crime

192 incidents within 1 mile (May 2026)

Additional details

Parking: Yes

Description

A one bedroom ground floor purpose built flat with its own entrance, located moments from the High Street.

The accommodation includes a good sized reception room opening to a fitted kitchen, a double bedroom and a shower room. An ideal first time purchase and an opportunity to put your own stamp on the property.

The property also benefits from an allocated off street parking space and a share of the freehold with a long lease of 975 years remaining.

There's a great selection of highly regarded schools in the surrounding vicinity and the amenities of the High Street are moments away, with shops, cafes, restaurants and bus links. High Barnet tube station is also within half a mile, giving access into Central London. The area is also known for its pockets of greenbelt and recreational spaces, including Ravenscroft Park and The Old Courthouse Park.

Share of Freehold: 975 years remaining (999 years from 19/09/2000)
Service Charge: £1,740p/a
No Ground Rent
Council Tax band: C

Listed by

Barnet

Winkworth

Reference: 159323555

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 13/09/2022

Expiry date: 12/09/2032

Current heating cost: £710/year

Potential heating cost: £456/year

Est. upgrade cost to C: £7,175

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

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£20)
High heat retention storage heaters (£800 - £1,200)
Heat recovery system for mixer showers (£585 - £725)
High performance external doors (£500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	06/03/2026 (4 months ago)	£260,000	—

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 GILLINGS COURT FLAT 3 WOOD STREET, BARNET, GREATER LONDON, EN5 4BU	£282,500	30/07/2025	Flat
1 MANOR CLOSE, BARNET, GREATER LONDON, EN5 4BP	£405,000	14/02/2025	Flat
ST MARTHA'S COURT FLAT 2 WOOD STREET, BARNET, GREATER LONDON, EN5 4AY	£325,000	01/12/2023	Flat
ABINGDON LODGE, 37 5 MANOR ROAD, BARNET, GREATER LONDON, EN5 2JG	£460,000	29/11/2023	Flat
90D HIGH STREET, BARNET, GREATER LONDON, EN5 5SN	£232,000	24/10/2023	Flat
ST MARTHA'S COURT FLAT 16 WOOD STREET, BARNET, GREATER LONDON, EN5 4AY	£224,000	01/09/2023	Flat
11 CATTLEY CLOSE, BARNET, GREATER LONDON, EN5 4SN	£675,000	24/08/2023	Flat
Same street GILLINGS COURT FLAT 16 WOOD STREET, BARNET, GREATER LONDON, EN5 4BU	£290,000	12/05/2023	Flat
101 HERTSWOOD COURT, BARNET, GREATER LONDON, EN5 4AU	£120,000	21/03/2023	Flat
11 HERTSWOOD COURT, BARNET, GREATER LONDON, EN5 4AU	£170,000	13/03/2023	Flat
2C FLAT 1 SALISBURY ROAD, BARNET, GREATER LONDON, EN5 4JP	£575,000	23/12/2022	Flat
2C FLAT 5 SALISBURY ROAD, BARNET, GREATER LONDON, EN5 4JP	£515,000	25/11/2022	Flat
107 HERTSWOOD COURT, BARNET, GREATER LONDON, EN5 4AU	£120,000	14/11/2022	Flat
3 MANOR CLOSE, BARNET, GREATER LONDON, EN5 4BP	£392,500	09/11/2022	Flat
2C FLAT 4 SALISBURY ROAD, BARNET, GREATER LONDON, EN5 4JP	£355,000	27/10/2022	Flat
ST MARTHA'S COURT FLAT 1 WOOD STREET, BARNET, GREATER LONDON, EN5 4AY	£365,000	21/10/2022	Flat
GLASSBANK COURT, 85A FLAT 2 HIGH STREET, BARNET, GREATER LONDON, EN5 5UR	£330,000	21/09/2022	Flat
GLASSBANK COURT, 85A FLAT 1 HIGH STREET, BARNET, GREATER LONDON, EN5 5UR	£325,000	25/07/2022	Flat
120 HERTSWOOD COURT, BARNET, GREATER LONDON, EN5 4AU	£152,000	20/06/2022	Flat
18 HERTSWOOD COURT, BARNET, GREATER LONDON, EN5 4AU	£170,000	07/06/2022	Flat
2C FLAT 2 SALISBURY ROAD, BARNET, GREATER LONDON, EN5 4JP	£580,000	24/03/2022	Flat
THE LODGE, 45 FLAT A WOOD STREET, BARNET, GREATER LONDON, EN5 4BE	£475,000	18/02/2022	Flat
Same street GILLINGS COURT FLAT 9 WOOD STREET, BARNET, GREATER LONDON, EN5 4BU	£240,000	31/01/2022	Flat

Street average: £270,833 (3 sales)

Area average: £348,275 (20 sales)

Capital growth trend

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

5y growth -4.7%

10y growth 0.6%

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

1y (index) -5.6%

5y (index) -3.4%

10y (index) -0.8%

Rental Range

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

Low £1,741/mo

Realistic £1,934/mo

Optimistic £2,127/mo

Based on Local Authority from postcode lookup → Barnet.

LHA (30th percentile) floor for Outer North London: £1,147/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View EN5 4BU

Address

49 Wood Street

Nearby

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

Type	Name	Distance
Bus stop	Manor Road / Wood Street	0.0 miles
Bus stop	Manor Road	0.1 miles
Shop	Cherry Lodge Cancer Care	0.1 miles
Shop	Unknown	0.1 miles
Train station	High Barnet	0.5 miles
Train station	New Barnet	1.4 miles
Hospital	Priory Hospital	4.0 miles
University	Boltons Park Farm	4.0 miles
University	Flood Hazard Research Centre	4.3 miles
Hospital	North London Hospice Winchmore Hill	5.2 miles

Street-level crime

Category	Count
Violence and sexual offences	58
Anti-social behaviour	48
Shoplifting	24
Vehicle crime	19
Burglary	10
Other theft	9
Public order	8
Drugs	6
Other crime	4
Theft from the person	3
Robbery	2
Bicycle theft	1
Total incidents	192

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
Barnet and Southgate College	Other	0.2 miles	— (No rating)
Susi Earnshaw Theatre School	Other	0.2 miles	— (No rating)
The Windmill School	Other	0.3 miles	— (No rating)
Queen Elizabeth's Girls' School	Secondary	0.3 miles	Good — 18 May 2016
Foulds School	Primary	0.4 miles	Good — 5 Feb 2019

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
Studio Flat, Meadow Close, EN5	£1,075/mo	1	0.73 miles	OpenRent

Average rent: £1,075/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £134,375

Target investor price (1%) £107,500

Gross yield 5%

Cost-to-rent ratio 20.2×

Monthly cashflow £-81/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.3%

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).