For sale Flat

31C

RIDGE ROAD, LONDON, GREATER LONDON N8 9LJ

1 beds 1 baths 667 sq ft Listed 16 Mar 2026 (-138d)

£550,000

Offers Over

Reduced on 21 Jul 2026

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# 1 bedroom flat for sale (N8 9LJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 31C, RIDGE ROAD, LONDON, GREATER LONDON N8 9LJ |
| Price | £550,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 62 m² |
| Last sold | £560,000 Mar 2025 |

## Description

The front door opens into a welcoming hallway with original tiled floor, doors leading to the reception room, kitchen/diner, bathroom and stairs rising to the bedroom. The generous reception room to the front is flooded with natural light from double-glazed sash windows, creating a bright and inviting living space. To the rear is the spacious kitchen/diner, fitted with modern units and ample storage, with doors and windows opening directly to the private section of garden and capturing those incredible panoramic views of Alexandra Palace. Steps lead down to the garden – a sunny, secluded spot perfect for relaxing or al fresco dining.

Upstairs, the large double bedroom enjoys a peaceful bay window overlooking the garden and offering those amazing far-reaching views across rooftops to Alexandra Palace – a truly special outlook. The modern bathroom completes the accommodation with a contemporary three-piece suite.

Externally, the flat benefits from its own private section of rear garden – a rare and lovely bonus for this level – providing a tranquil outdoor retreat with space for seating and planting.

The location is outstanding. Ridge Road is quietly positioned yet just a short walk from the vibrant Crouch End Broadway, with its eclectic mix of independent shops, cafés, restaurants, bars and everyday amenities. Alexandra Palace and Park are close by for panoramic views, events and recreation, while Highgate Wood and Crouch End Playing Fields offer beautiful green escapes. Excellent transport links include Harringay Overground station (for quick connections to the City, West End and beyond) and numerous bus routes, with Turnpike Lane Underground (Piccadilly Line) also within easy reach. The flat benefits from a share of freehold.

Please Quote Ref: AW1324

## Property Photos

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- ![Photo](/listings/photos/173330669/1595215)

## Floorplans

- ![Floorplan 1](/listings/photos/173330669/1595216) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/173330669/1595217) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31C RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LJ | £560,000 | 14/03/2025 | Terraced |
| 31C RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LJ | £438,000 | 22/01/2014 | Terraced |
| 31C RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LJ | £325,000 | 23/09/2011 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9A ALBANY ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4RR | £520,000 | 09/01/2026 | Flat |
| 34 GROUND FLOOR FLAT QUERNMORE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4QX | £445,000 | 16/12/2025 | Flat |
| 16 SECOND FLOOR FLAT GRANVILLE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4EL | £400,000 | 14/11/2025 | Flat |
| 14 NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RU | £552,500 | 31/10/2025 | Flat |
| 17 FLAT A GRANVILLE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4EJ | £825,000 | 26/03/2025 | Flat |
| 2 DENTON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9NS | £680,000 | 12/03/2025 | Flat |
| GRANVILLE COURT FLAT 41 MOUNT VIEW ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4JL | £434,000 | 05/07/2024 | Flat |
| 38 FLAT 5 MAYFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LP | £378,000 | 29/09/2023 | Flat |
| 54 RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LH | £1,458,500 | 06/09/2023 | Flat |
| 14 NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RU | £505,000 | 25/08/2023 | Flat |
| 22B ALBANY ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4RJ | £544,000 | 18/08/2023 | Flat |
| 20B MOUNT VIEW ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4HX | £540,000 | 10/08/2023 | Flat |
| 31 ALBANY ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4RR | £530,000 | 09/08/2023 | Flat |
| 33A MAYFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LL | £500,000 | 21/07/2023 | Flat |
| 86B RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9NR | £619,190 | 31/05/2023 | Flat |
| GRANVILLE COURT FLAT 26 MOUNT VIEW ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4JL | £415,000 | 16/05/2023 | Flat |
| 5A NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RX | £725,000 | 31/03/2023 | Flat |
| 5 SECOND FLOOR FLAT RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LE | £443,000 | 09/12/2022 | Flat |
| 8 FLAT C NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RU | £350,000 | 06/12/2022 | Flat |
| 34 GROUND FLOOR FLAT QUERNMORE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4QX | £415,000 | 02/12/2022 | Flat |
| [Same street] 47B RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LJ | £675,000 | 28/09/2022 | Flat |
| [Same street] 61 FLAT 2 RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LJ | £870,000 | 01/12/2021 | Flat |
| [Same street] 51 FLAT A RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LJ | £995,000 | 30/09/2021 | Flat |

**Street average:** £846,667 (3 sales)
**Area average:** £563,960 (20 sales)

## Price vs local average

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

- **Local average:** £529,969 (73 Flat, N8, 2024–2026)
- **Deviation:** +3.8%

## Rental Range

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

- **Low:** £1,989/mo
- **Realistic:** £2,210/mo
- **Optimistic:** £2,431/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| 1 Bed Flat, Pemberton Road, N4 | £1,750/mo | 1 | 0.43 miles | OpenRent |

**Average rent: £1,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*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 £1,750/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.2×
- **Monthly cashflow:** £-616/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.6%

*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:** £8,871/m²

## Capital growth trend

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

- **5y growth:** 7.3%
- **10y growth:** -1.9%

## 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)

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

62 m²

Council tax band

Year built

England and Wales: 1930-1949

Last sold

£560,000 Mar 2025

Price per m²

£8,871/m²

Local average

£529,969 (+3.8%)

Deprivation

Decile 7 (21,884 of 33,755)

Street crime

1324 incidents within 1 mile (May 2026)

Key features

Please Quote Ref: AW1324
Charming split-level one-bedroom flat on sought-after Ridge Road
Bright front reception room with double-glazed sash windows
Spacious rear kitchen/diner with doors and windows to private garden
Own private section of sunny rear garden
Tranquil double bedroom with bay window overlooking the gardens
Stunning far-reaching panoramic views across rooftops to Alexandra Palace
Close to Crouch End Broadway
Share of freehold
Easy access to Harringay train station and excellent bus routes to numerous Underground stations

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Central
Garden: Private garden

Description

This charming and beautifully presented one/two bedroom split-level garden flat is located on Ridge Road, N8 – one of Crouch End’s most sought-after roads. Bright and airy with high ceilings and excellent proportions, this characterful home retains lovely period features, including an original tiled hallway floor, and is presented in good condition throughout. With a share of freehold, a private section of mainly lawned garden, and stunning far-reaching views across to Alexandra Palace, it is a delightful, ready-to-move-into property in one of North London’s most desirable locations.
The front door opens into a welcoming hallway with original tiled floor, doors leading to the reception room, kitchen/diner, bathroom and stairs rising to the bedroom. The generous reception room to the front is flooded with natural light from double-glazed sash windows, creating a bright and inviting living space. To the rear is the spacious kitchen/diner, fitted with modern units and ample storage, with doors and windows opening directly to the private section of garden and capturing those incredible panoramic views of Alexandra Palace. Steps lead down to the garden – a sunny, secluded spot perfect for relaxing or al fresco dining.
Upstairs, the large double bedroom enjoys a peaceful bay window overlooking the garden and offering those amazing far-reaching views across rooftops to Alexandra Palace – a truly special outlook. The modern bathroom completes the accommodation with a contemporary three-piece suite.
Externally, the flat benefits from its own private section of rear garden – a rare and lovely bonus for this level – providing a tranquil outdoor retreat with space for seating and planting.
The location is outstanding. Ridge Road is quietly positioned yet just a short walk from the vibrant Crouch End Broadway, with its eclectic mix of independent shops, cafés, restaurants, bars and everyday amenities. Alexandra Palace and Park are close by for panoramic views, events and recreation, while Highgate Wood and Crouch End Playing Fields offer beautiful green escapes. Excellent transport links include Harringay Overground station (for quick connections to the City, West End and beyond) and numerous bus routes, with Turnpike Lane Underground (Piccadilly Line) also within easy reach. The flat benefits from a share of freehold.
Please Quote Ref: AW1324

Listed by

London

exp world uk limited

Reference: 173330669

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

72% since 2011

Event	Date	Price	% change
Listed for sale	—	£550,000	-1.8%
Sold	14/03/2025 (1 year ago)	£560,000	+27.9%
Sold	22/01/2014 (12 years ago)	£438,000	+34.8%
Sold	23/09/2011 (14 years ago)	£325,000	—

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
9A ALBANY ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4RR	£520,000	09/01/2026	Flat
34 GROUND FLOOR FLAT QUERNMORE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4QX	£445,000	16/12/2025	Flat
16 SECOND FLOOR FLAT GRANVILLE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4EL	£400,000	14/11/2025	Flat
14 NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RU	£552,500	31/10/2025	Flat
17 FLAT A GRANVILLE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4EJ	£825,000	26/03/2025	Flat
2 DENTON ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9NS	£680,000	12/03/2025	Flat
GRANVILLE COURT FLAT 41 MOUNT VIEW ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4JL	£434,000	05/07/2024	Flat
38 FLAT 5 MAYFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LP	£378,000	29/09/2023	Flat
54 RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LH	£1,458,500	06/09/2023	Flat
14 NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RU	£505,000	25/08/2023	Flat
22B ALBANY ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4RJ	£544,000	18/08/2023	Flat
20B MOUNT VIEW ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4HX	£540,000	10/08/2023	Flat
31 ALBANY ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4RR	£530,000	09/08/2023	Flat
33A MAYFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LL	£500,000	21/07/2023	Flat
86B RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9NR	£619,190	31/05/2023	Flat
GRANVILLE COURT FLAT 26 MOUNT VIEW ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4JL	£415,000	16/05/2023	Flat
5A NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RX	£725,000	31/03/2023	Flat
5 SECOND FLOOR FLAT RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LE	£443,000	09/12/2022	Flat
8 FLAT C NELSON ROAD, HORNSEY, LONDON, HARINGEY, GREATER LONDON, N8 9RU	£350,000	06/12/2022	Flat
34 GROUND FLOOR FLAT QUERNMORE ROAD, LONDON, HARINGEY, GREATER LONDON, N4 4QX	£415,000	02/12/2022	Flat
Same street 47B RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LJ	£675,000	28/09/2022	Flat
Same street 61 FLAT 2 RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LJ	£870,000	01/12/2021	Flat
Same street 51 FLAT A RIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N8 9LJ	£995,000	30/09/2021	Flat

Street average: £846,667 (3 sales)

Area average: £563,960 (20 sales)

Capital growth trend

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

5y growth 7.3%

10y growth -1.9%

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 £1,989/mo

Realistic £2,210/mo

Optimistic £2,431/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 N8 9LJ

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Ridge Road	0.1 miles
Bus stop	Hail & Ride Oakfield Road	0.1 miles
Shop	Olde Sweet Shoppe	0.2 miles
Shop	New Istanbul Supermarket	0.2 miles
Train station	Harringay	0.3 miles
Train station	Crouch Hill	0.5 miles
Hospital	Moorfields at Hoxton	3.1 miles
University	University of Wales Trinity Saint David London	3.2 miles
University	Paris Dauphine University - London Campus	3.2 miles
Hospital	North London Hospice Winchmore Hill	3.4 miles

Street-level crime

Category	Count
Anti-social behaviour	367
Violence and sexual offences	335
Theft from the person	118
Other theft	87
Shoplifting	76
Public order	70
Robbery	69
Vehicle crime	67
Burglary	57
Drugs	36
Bicycle theft	16
Other crime	16
Possession of weapons	8
Criminal damage and arson	2
Total incidents	1324

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
St Aidan's Voluntary Controlled Primary School	Primary	0.2 miles	Outstanding — 12 Sep 2024
Weston Park Primary School	Primary	0.2 miles	Outstanding — 14 Jul 2024
Hornsey School for Girls	Secondary	0.3 miles	Good — 11 Mar 2013
St Peter-in-Chains RC Infant School	Primary	0.3 miles	Good — 9 Jul 2024
St Gildas' Catholic Junior School	Primary	0.4 miles	Good — 23 Mar 2015

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
1 Bed Flat, Pemberton Road, N4	£1,750/mo	1	0.43 miles	OpenRent

Average rent: £1,750/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%

Max investor price (0.8%) £218,750

Target investor price (1%) £175,000

Gross yield 3.8%

Cost-to-rent ratio 26.2×

Monthly cashflow £-616/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.6%

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).