# 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

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

## Property Photos

- ![Photo](/listings/photos/173330669/1595206)
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- ![Photo](/listings/photos/173330669/1595210)
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- ![Photo](/listings/photos/173330669/1595214)
- ![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)