# 2 bedroom apartment for sale (N3 1TR) ## Property Details | Key | Value | |-----|-------| | Address | 8B, HENDON LANE, LONDON, LONDON, GREATER LONDON N3 1TR | | Price | £300,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1900-1929 | | Floor area | 63 m² | | Last sold | £225,000 Sep 1998 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Current heating cost:** £423/year - **Est. upgrade cost to C:** £9,250 ### Recommendations - Q (£7,500 - £11,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2641-3052-0206-1685-0204) ## Description Two bedroon top floor flat above shopping parade, close to buses and Finchley Central underground station. Two bedroom flat on the top floor in a very sort after area. Walking distace to transport , loca;l shops and cafe's. 97 years remaining on Lease Ground Rent £150 pa, rising to £300 pa. Service charge Current year paid £1,500, Building Insurance £500pa. ## Property Photos - ![Picture No. 02](/listings/photos/165316304/611514) - Picture No. 02 - ![Picture No. 03](/listings/photos/165316304/611517) - Picture No. 03 - ![Picture No. 04](/listings/photos/165316304/611521) - Picture No. 04 - ![Picture No. 06](/listings/photos/165316304/611528) - Picture No. 06 - ![Picture No. 07](/listings/photos/165316304/611535) - Picture No. 07 - ![Picture No. 08](/listings/photos/165316304/611538) - Picture No. 08 - ![Picture No. 09](/listings/photos/165316304/611548) - Picture No. 09 - ![Picture No. 11](/listings/photos/165316304/611552) - Picture No. 11 ## Floorplans - ![Floorplan](/listings/photos/165316304/611558) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/165316304/611562) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 8B HENDON LANE, LONDON, BARNET, GREATER LONDON, N3 1TR | £225,000 | 30/09/1998 | Flat | | 8B HENDON LANE, LONDON, BARNET, GREATER LONDON, N3 1TR | £139,000 | 24/07/1997 | 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] 20 FLAT 2 HENDON LANE, LONDON, BARNET, GREATER LONDON, N3 1TR | £1,100,000 | 25/01/2023 | Other | | [Same street] 20 FLAT 3 HENDON LANE, LONDON, BARNET, GREATER LONDON, N3 1TR | £1,100,000 | 25/01/2023 | Other | | [Same street] 20 HENDON LANE, LONDON, BARNET, GREATER LONDON, N3 1TR | £1,100,000 | 25/01/2023 | Other | | 322 FLAT 2 REGENTS PARK ROAD, LONDON, BARNET, GREATER LONDON, N3 2FH | £415,000 | 07/10/2022 | Flat | | [Same street] 6 HENDON LANE, LONDON, BARNET, GREATER LONDON, N3 1TR | £1,115,000 | 20/07/2022 | Other | | 322 FLAT 21 REGENTS PARK ROAD, LONDON, BARNET, GREATER LONDON, N3 2FH | £425,000 | 30/06/2022 | Flat | | CLEMENTINE COURT, 4 FLAT 13 DOLLIS PARK, LONDON, BARNET, GREATER LONDON, N3 1HG | £1,200,000 | 27/05/2022 | Flat | | CLEMENTINE COURT, 4 FLAT 1A DOLLIS PARK, LONDON, BARNET, GREATER LONDON, N3 1HG | £1,025,000 | 16/06/2021 | Flat | **Street average:** £1,103,750 (4 sales) **Area average:** £766,250 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £491,152 (33 Flat, N3, 2024–2026) - **Deviation:** -38.9% ## 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 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 Bungalow, Elscot House, N3 | £2,250/mo | 2 | 0.14 miles | OpenRent | | 2 Bed Maisonette, Princes Avenue, N3 | £1,997/mo | 2 | 0.39 miles | OpenRent | | 2 Bed Flat, Long Lane, N3 | £1,795/mo | 2 | 0.46 miles | OpenRent | | 2 Bed Maisonette, Grosvenor Road, N3 | £2,200/mo | 2 | 0.47 miles | OpenRent | **Average rent: £2,061/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.7% (weak for cashflow) - **Max investor price (0.8%):** £262,375 - **Target investor price (1%):** £209,900 *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 £2,099/mo).* - **Gross yield:** 8.4% - **Cost-to-rent:** 11.9× - **Monthly cashflow:** £683/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 9.4% *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:** £4,762/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 11% - **10y growth:** 25.8% ## House Price Index (HM Land Registry) *Official index for Barnet; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -6.5% - **5y growth (index):** -4.5% - **10y growth (index):** -0.2% ## 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)